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HomeMy WebLinkAboutValencia Plaza Sub PPPP 04-O1a MERIDIAN PLANNING & ZONING MEETING MC]y 6, 2004 APPLICANT Aspen Grove Development, LLC ITEM NO. 14 REQUEST Public Hearing -Request for Preliminary Plat approval for 6 commercial building lots on 5.23 acres in a L-0 zone for Valencia Park Subdivision -east of South Locust Grove Road and south of Eost Overland Road. AGENCY COMMENTS CITY CLERK: CffY ENGINEER: \ p CITY PLANNING DIRECTOR: See atfaChed Sfa(f COmmeD1S ~~('~ }~; CITY ATTORNEY I~D_/ " CITY POLICE DEPT: ~,)-' CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER bEPT: CITY SEWER DEPT: NO COmmenf CITY PARKS DEPT: No Comment MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: See affaChed Comments CENTRAL DISTRICT HEALTH: See attached Comments NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: S affidavit of posfing /see letter from Da//v''id Contacted dJ _ Q 1~S ,(~~ Datervl~ Emailed: Staff Initials: Materials presented at pubrc meetirps shag become property ~ the City of Meridian. U 1w^ i MAYOR Tammy de Wand CrIY COUNCII. MEMBERa Keith 13ird William L.M. Nary sham Wardle Charles M. Roumrea CrfY OP 1'1r~1C.FYl - IDAHO C1Ty HAT.i. (208) 888-0433 -Pax 887.4813 PUBLIC WORKS BUILDING DEPARTMENT (208) 887-x211-Fax 898-955! LEGAL DEPARTMENT (a08) 466-927z- PAx 4664406 STAFF REPORT: P & Z Hearing Date: May 6, 2004 Transmittal Date: May 3, 2004 To: Mayor, City Council and Planning & Zo ning Commission ~~~~~~~ nn From: Craig Hood, Associate City Planner C'i~ Bruce Freckleton, Senior Engineering Tech. ~ ~~~~'""'UU00 RZ~AY 0 3 2004 Subject:, Valencia Plaza Subdivision ~ ty ~leMrk ffice Preliminary Plat (PP) Approval of Six (6) Commercial Lots on 5.23 Acres in the L-O Zone, for Valencia Plaza Subdivision, by Aspen Grove Development, LLC. (File No. PP-04-010) i3'e have reviewed the aforementioned application and now o,,~er the fodlawing comments, as conditions of the applicant. These conditions shall be considered in fud/, unless expressly modified or deleted by motion of the Meridian City Council. APPLICATION SUMMARY & BACKGROUND The applicant, Aspen Grove Development, LLC, has applied for Preliminary Plat (PP) approval of a six lot commercial subdivision on 5.23 acres that are currently vacant. The site was previously platted as Lot 1, Block 1, Resolution Subdivision No. 1, which was recorded in 2001. The applicant is proposing to re-subdivide the existing Lot 1, Block 1, Resolution Subdivision No. 1 into six new lots. The site is located on the south side of Gala Street, just south of Overland Road, and just east of Millennium Way, in an L-O (Limited Office) cone, This property is currently designated "Commercial" on the 2002 Comprehensive Plan Land Use Map. This site was part of a larger, conceptual Conditional Use Permit proposal in 2000 (CUP-00-017). CUP-00-017, processed as Resolution Plaza, included a wide range of uses including, office, retail, and commercial pad sites, multi-family residential units, a day care, a seminary, and an ice arena. The conceptual CUP included multiple parcels, and its boundary extended from Locust Grove Road, west one-half mile towards Eagle Road, and contained approximately 55 acres. Condition 12.1 ofthe Findings of Fact and Conclusions ofI,awforResolution Plaza required that "future phases of the project shall require separate Conditional Use Permits for each phase...." In accordance with the development agreement requirement, all futurebuildings/uses on this site must obtain CUP approval (see Special Consideration "A" below). Irrigation, sanitary sewer & water services, sad other required subdivision improvements have been installed to the original Lot 1. New services will be required with the re-subdivision into six lots. PP-04010 Valatwia Plaza Splxlivieion.PP.doc Planning & Zoning Colmnission/Mayor & City Council Hearing Date: May 6, 2004 Page 2 The applicant is not requesting arty variances or waivers to ally ordinance requiremerns with the subject preliminary plat application. Staff has provided a detailed analysis and recommended conditions of approval for the requested preliminary plat application below. StaIT is recommending approval of the application, with the conditions outlined in this report. CURRENT OWNERS OF RECORD Resolution Business Park, LLC, is the current property owrlel', and Gary Voigt, who is a registered agent for 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. LOCATION & SURROUNDING USES The subject property is located on the south side ofGala Street, approximately 300 feet east of Millennium Way, in Section 20, Township 3 North, Range 1 East. The following uses surround the subject property: North - Pediatrics office/Vacant, zoned L-O South -Mountain View High School, zoned R-4 East - Vacant, zoned RUT (Ada County) West - Medical/Der-tal offices, zoned L-O PRELIIVIINARY PLAT ANALYSIS Sections 12-3-3.J.2 and 12-3-S.D of Meridian City Code read as follows: In detemvning the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: A. The conformance of the subdivision with the Comprehensive Development Plan; This site is currernly designated as "Commercial" on the Comprehensive Plan Future Land Use Map and is zoned L-O. In Chapter VII of the Comprehensive Plan, "Commercial" areas are anticipated to 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 govemment offices. Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (staff analysis is in italics below policy): • "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of existing access points onto arterial streets." (Chapter VI, Goal II, Objective A, Action item 12) 7Y~e applicant is proposing to construct two accesses to Gala Street, a locaUcommercial street, and to construct a driveway to the west, connecting to Lot 3, Block 1, Resolution Subdivision No. 1. Staff is supportive of the access locations proposed for this site. See Special Consideration PP-04-010 Valea+.ia Plaza SubdivieioaPP.doc Planning & Zoning Colnmission/Mayor & City Council Hearing Date: May 6, 2004 Page 3 `B" in the Preliminary Plat section below. • "Require all commeraal businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, Action item 5) Staff has included conditions for landscaping of this site. See Special Consideration "C" in the Preliminary Plat section below. • "Permit new ...commercial developmem only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (Chapter IV, Goal I, Objective A, Action item 6) The Meridian Fire bepartment has submitted comments and conditions for this site (see comments at end of this report). One of the comments received from the Fire Department states that the proposed project is outside thefive-minute response zone goal..4chievement of thisgoal issubject 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 I.S miles from a given location and sufficient operational funds to staff the facilities. Staffdoes not anticipate that at the time offrnad approval of the fast phase of this development that the response time goals of the Fire Department will be achieved. The subject site is readily serviceable by City ofMeridicm's sanitary sewer and water systems. "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all land use decisions." (Chapter VI, Goal II, Objective A, Action item 3) 7Yris publication encourages jusisdictions to estab&sh bikeway and walkway facilities in new construction and reconstruction projects, in a manner that is safe, accessible and cotrvenient. Sidewalk currently exists abutting the site on Gala Street The applicant is not requesting arty modifications to the zoning standards for the L-O zone, as outlined in Meridian City Code. The proposed lot size, frontage, and all other dimensional standard requirements of the L-O zone are being met with the submitted application. If the applicant complies with the conditions included in this report, staff finds that the overall site design of the plat wild be in general conformance with the City of Meridian Comprehensive Plan. S. The availability of public services to accommodate the proposed development; if approved, the developer will be financing the extension of sewer, water, utilities and irrigation services needed to serve the project. The primary public costs to serve the future residentswill be fire and police services. The site is currently serviced by city water and sewer. PP-04010 Valencia Plaza SubdiviaioaPP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: May 6, 2004 Page 4 On April 9, 2004, a joint agency/department commerns meeting was held with representatives of key service providers to this property. The Meridian Fire Depanmern has concerns with serviceability of this site, as it is currently outside of their five-minute response zone. The Fire Department does not know when a new station will be constructed in this area, south of the freeway (all of the detailed conditions from the Fire Department and otheragencies/departments are at the end of this report). Staffrecommends that the Commission and Council reference the comments and conditions from the various agencies and departmerns, regarding their ability to adequately service this project. C. The continuity of the proposed development with the capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, stafffinds that the subdivision will not conflict with the capital improvement program. D. The public financial capability of supporting services for the proposed development; As noted above, the project lies outside the five-minute response zone goal of the Meridian Fire Depanmen. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for $asic Life Support. The budget constrains are typically defined as capital outLty for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. Staff Ends that this development itself will not require major expenditures for providing supporting services. However, compounded with the other projects on the south side ofthe freeway that have recently been approved by the City, basic life support service in this area is not optimal at this time. Staff recommends that the Commission and Council reference any written and/or verbal testimorry submitted by the Meridian Police and Fire Departments with regard to their capability to serve the proposed development. E. The other health, safety or environmental problems that may be brought to the Commission's attention. Other than the Fire Department's concems with serviceability, staff is not aware of any health, safety or environmental problems associated with this subdivision that should be brought to the Council or Commission's attention. Staffhas not identified any environmental problems that may be associated with the development of this site. ACRD considers road safety issues in their analysis; ACHD staff has approved this subdivision, with conditions. Staffrecommends that the Commission and Council reference any public testimorry that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. SPECIAL CONSIDERATIONS fPRELIlVIINARY PLAT) A. Conditional Use Permit Approval: This site was part of a larger, conceptual Conditional Use Permit proposal in 2000 (CUP-00-017). CUP-00-017, processed as Resolution Plaza, included a wide range of PP-04.010 Valencia Playa Subdivieioa.PP.doc Planning & Zolring Comnrission/Mayor & City Council Hearing Date: May 6, 2004 Page 5 uses including, office, retail, and commercial pad sites, multi-family residential units, a day care, a seminary, and an ice arena. Condition 12.1 of the Findings of Fact and Conchlsions ofLaw for Resolution Plana required that "future phases ofthe project shall require separate Conditional Use Permits for each phase...." In accordance with the development agreement requiremem, all future buildings/uses on this site must obtain CUP approval. See Site Specific Condition #2 below. B. Access. Drive Aisles and Parkins: The applicant is proposing to construct two driveways offGala Street. ACRD staff has reviewed and approved the access points. The applicant is proposing to stub one of the drive aisles to the currently vacant parcel to the west (Lot 3, Block 1, Resolution Subdivision No. 1). Staffis supportive of the general design of the access points and parking, with a few exceptions. The first is the location of the drive aisle that is stubbed to the west, the second is the lack of a Fire Department tultlaround for the drive aisle on the southeast portion ofthe plat, and the third is the proposed landscape median within the drive aisle. To provide adequate landscaping adjacent to the future drive aisle on Lot 3, Block 1, Resolution Subdivision 130. 1, the proposed stub drive aisle (and easement) should be shed a minimum of S feet to the south. Ifthe drive aisle is constructed as shown on the preliminary plat, extension ofthe drive aisle an~ a landscape strip between the drive aisle and the lot to the north (Lot 1, Block 1, Gaudry Seegmiller Subdivision) is not possible. The applicant should provide cross-access to the property owner to the west to utilize the new drive aisles as access to Gala Street. Further, acrossparking/crossaccess agreement for all of the new lots within the subdivision to utilize the driveways and parking shall be provided Maintetrance of the drive aisles and parking areas should be provided for in a note on the face of the final plat, AND/OR in a docYSment such as CCR's. See Site Specific Condition #3 below. Staff recommends that with the future CUP submittal, the applicant construct sidewalk adjacern to the parking and drive aisle stub to the west. The conceptual parking layout and drive aisle proposes adead-end aisle near the southeast corner of the plat. Said drive aisle is greater than 150-feet in length. Arty ftre lane greater than 150 feet in length that is trot provided with an outlet shall be required to have a Fire Department approved turnaround See wmments from the Meridian Fire Department at the end of this report. All parking stalls and drive aisles wild be required to meet the requirements of the Meridian Fire Departmem and City Code at the time of CUP submittal/approval. See Site Specific Condition #4 below. The submitted preliminary plat and landscape plan depict a landscape island in the center of one of the drive aisles to Gala Street (westernmost). There is only 15-feet of pavemem between the face of curb of the landscape island and the face of curb on the opposite side of the drive aisle. The Fire Department has expressed concerns with the design of this driveway not meeting their requirements for fire lanes. See comments from the Meridian Fire Departmem at the end of this report. All fire lanes shall have a minimum drive width of 20-feet (measured from curb to curb}. See Site Specific Condition #4 below. C. Landscape Plan: The submitted landscape plan, prepared by The Land Group, Inc., and dated 3-12-04 is approved as submitted, with the following changes: Street Buffers: Meridian City Code 12-13-10-4 requires a 10-foot wide landscape buffer along local PP-04-010 Valencia Plea SubdivieioaPP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: May 6, 2004 Page 6 streets. However, as part of the approval of Resolution Subdivision No, 1, a 12-foot wide landscape easement was platted along Gala Street (see Note # 1 on the recorded plat). Therefore, in accordance with the recorded Resolution Subdivision No. 1, the applicant should provide a 12-foot wide landscape buffer along Gala Street (10-foot shown). The landscape buffer should be dedtneated on the future ftnad plat(s). See Site Specific Condition #5 below Said landscape buffer shall not preclude the construction of hard- surface driveways. Landscaping shall be in accordance with MCC 12-13-10 (see Prohibited Materials below). Prohibited Materials: Meridian City Code 12-13-7-2 prohibits conifers from being planted in street buffers for non-residential subdivisions. The applicant is proposing to plant two conifers in the street buffer for Gala Street (near the northwest comer of the plat). 71vo trees approved for planting withtn street buffers shall be installed along Gala Street where the conifers are shown (see Tree Selection Guide for Streets and Lmutscapes Throughout Idaho). See Site Specific Condition #5 below. Land-Use Buffers: Meridian City Code 12-13-12-4 requires landscape buffers between the different classifications of land uses.' For instance, a 20-foot wide landscape buffer between an office use and a single-family home is required. Meridian City Code 12-13-12-2 requires the land use buffer to be provided by the higher intensity use and to be located on the building site of the higher imensity use. A land use buffer is not required for uses with similar irrtensities, for instance a professional office next to a medical clinic. There is a dental office (L-O zone), a similar use, to the west of the site. Staff anticipates that the other, currently vacant L-O lot, to the west will also contain a professional or medical office in the near future. Therefore, a landscape buffer is not required along the west property line. The land use intensity classifications table does not include Ada Coumy zones (MCC 12-13-12-4). The property directly to the east of the site is currently zoned RUT in Ada County and designated as Mixed Use -Regional on the City's Comprehensive Plan Future Land Use Map. The applicant has shown a 20- foot building setback for the fitture building on Lot 6, Black 1, along the east property line. Staff anticipates that the future development of the currently vacant parcel 4o the east will either be a similar (office) use, or will be a more intense (commercial) use; a buffer will be required by a more intense use. MCC 12-13-11-2 requires one tree per thirty-five lineal feet with shrubs, lawn, or other vegetative groundcover, adjacent to vehicular use areas along the perimeter of a development. The applicant is proposing a 6-foot wide landscape buffer between the proposed parking area and the property to the east. Along the east property line is an existing Nampa-Meridian Irrigation District easement. This existing irrigation easement prevents trees from being planted within the buffer to the east. Therefore, the applicant should be required to plant law-lying shrubs, not trees, within the proposed landscape 8uffer/building setback along the east property dine. See Site Specific Condition #5 below. Existing Trees: 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 may be removed (MCC 12-13-13-3). D. Pressure Imm~;ation: 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 shall be required to utilize any existing PP-04010 Valencia Plazs Subdivie~.PP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: May 6, 2004 Page 7 surface or well water for the primary sowce. If a surface or well sowce is not available, asingle-point connection to the culinary water system shall be required. If a single-pohtt connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system shall be installed to all landscape areas per the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1-28. See Site Specific Condition #6 below. E. Ditches. Laterals. and Canals: 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 ornon-approval submitted to the Public Works Department. If lateral users association approval cannot be obtained, plans will be reviewed and approved by the City Engineer prior to final plat signatwe. See Site Specific Condition #7 below. SITE SPECIFIC CONDITIONS (PRELIlVIINARY PLATT 1. Applicant shall meet all of the requiremelrts 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 structwe 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 separate CUP approval. 3. Provide a note on the plat granting cross-access to the lot to the west (Lot 3, Block I, Resolution Subdivision No.l), to utilise 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 platgrantingcross- access to all of the proposed lots within the subject subdivision to utilize the drive aisles and parking areas. Maintenance of all drive aisles and parking areas shall be provided for with a note on the plat, AND/OR a recorded documem 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 constnrcted in accordance with Meridian City Code. All pazking aeeas shall be constructed in accordance with Meridian City Code 11-13-1. Auy fire lane greater than 150.feet in length that is not provided with an outlet shall be required to have a Fire Departmem approved turnaround. 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 charges: • 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 of hard-surface driveways. Landscaping shall be in PP-09-010 Valew.ia Plaza SubdivieioaPP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: May 6, 2004 Page 8 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 irrigation 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. 8. 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-I-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 Departmem of Water Resources regarding Shallow Injection Wells. 9. Contact Bill Gregory at Sanitary Service Company SSC (888-3999) for detailed review ofyourproposed dumpster locations and design. Submit stamped (approved) plans with your Certificate of Zoning Compliance (CZC) application. 10. 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. 10. A final 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 ofthe final plat, to begin construction of the public utilites and ane year thereafter to complete construction of those public facilities (MCC 12-2-4). PP-09-O10 Valencia Plaza 3obdiviaionPP.dac Planning & Zoning Commission/Mayor & City Council Hearing Date: May b, 2004 Page 9 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 irrtersections and/or fire hydrarrts. 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. 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 (detentiodretelrtionbersins) 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 storm events. Side slopes within drainage areas sha[i 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 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 signage 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, 7. Arty 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 may be used for non-domestic purposes such as landscape irrigation. Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered back611, where footing would sit atop fill material. 9. Staff s failure to cite specific ordinance provisions or terms of the approved annexation/wnditionaluse does not relieve the Applicant of responsibility for compliance. Other Agencv/Denartment Comments & Conditions SANITARY SERVICES COMPANY (SSC) PP~04010 Valencia Playa 3ubdivisioaPP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: May 6, 2004 Page 10 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 comainer service locations. 2. Waste enclosure access: Prior to issuance of a certificate of zoning compliance, the applicant shall provide a site plan that hasdrive-on capability for 6 and 8 cubic yard. Containers. Allow a minimum of 60 ft. frontal clearance for such containers. 3. Waste enclosure locations: There ie a concern that the enclosures are not located to m;nimi~e service vehicle backing-up requirements. Large waste vehicles have blind spots when backing up is required. 98% of waste vehicle accidents occur when bacldrlg-up. Please contact Bill Gregory at 5 SC (888-3999) to discuss this matter prior to issuance of the certificate of zoning compliance. 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. 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. turning radius. 6. Waste enclosure Pad: Prior to issuance of a certificate of zoning compliance, the applicant shall provide a site plan that lugs 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 $ cubic yards. 8. Waste enclosure gate locks: Prior to issuance of a certificate of zoning compliance, the applicatrt 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 bas 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 comact Bill Gregory at SSC (888-3999) for detailed review ofvow proposal and submit stamped (approved) plans with your Certificate of Zoning Compliance (CZCl application. PP-04-010 Valaa:ia Plans 9ubdivieioaPP.doc Planning & Zoning Commission/Mayor ~ City Council Hearing Date: May 6, 2004 Page 11 MExIDlnty Pnxxs D$PanTatLrrr 1. The Parks Department has no concerns with the site design as submitted with the application. MBxrorax Poraca D~P.ut~rrr 1. To increase emergency access to the site, the applicant shall provide cross access to the property to the west, MExIDiaty F~ DEPARTMENT 1. Afire hydrant will be required to serve this development. Final Approval of the fire hydran location shall be by the Meridian Fire Department. a. Fire Hydrans 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 hydrans shall not have arty 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 grovided with an outlet shall be required to have a Fire Department approved turnaround. Provide a 20' wide Fire Lane for all internal drive aisles. 4. Fire lanes and streets shall have a vertical clearance 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 unlmown transient population and will have an unknown impact on Meridian Fire Department call vohunes. The Meridian Fire Departmant has experienced 2397 responses in the year 2003. According to a report completed by Fire & Emergency Services Consulting Group, our requests for service are projetxed to reach 2800 in the year 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 constrains 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 Inematiorral Fire Code. PP-04-010 Valencia Plaza 3ubdivisioaPP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: May 6, 2004 Page 12 Staff recommends approval of the submitted Preliminary Plat (PP-04-010) application, with the conditions listed herein. PP-04A10 Val®cia Piva 3u6divi~on.PP.doc 05/00/2004 19:05 PAK 2088886654 MERIDIAN P&Z DEPT. a City Clerk ~ 002 MAY-03-2004 MON 12:59 Pld FdOM:DAVID~EyVdI31iNEY FAX:2083425749 ~EC~~ED taw oFr~cEs DAVID E. WISHNEY 300 W. MYRTLE P.O. Box 837 BOISE. IDAHO 8370'1 TE1FaNONe (208) 3365855 Meridian Planning and Zoning Commission City of Meridian 33 East Idaho Avenue Meridian, Idaho S3G42 Dear Commission Members: May 1, 2004 Re: Valencia Plaza Subdivision FAx (208) 342570.9 On behalf of the owners of the Gaudry-Seegmiller Subdivision, located immediately contiguous to the west boundary line of the proposed Valencia Plaza Subdivision, I wish to convey my clients' support for the proposed configuration of '~alencia Plaza, as depicted in the Preliminary Plat. In pardculaz, my clients support the proposed cross-access between East Gala Street and Lot 3, Block 1, Resolution Subdivision- As you may recall, as a condition of approval of the Gaudry-Seegmiller Subdivision, the owners were required to provide temporary emergency vehicle access to Lot 3, Block I, Resolution Subdivision. In its Findings Of Fact And Conclusions Of Law (PPF-03-002), the Meridian Ciry Council stated: 4. "'The applicant shall be required to provide a tesrrporary emergency access point for use by emergency vehicles only on the souther boundary of the project adjacent to Lot 3 of Resolution Subdivision....This temporary emergency access point shall only be required until said Lot 3 hqs access from the east. At that time, the applicant may request removal of the temporary emergency access point by the approval of the Planning and Zoning Administrator and the Meridian Fire Chief." (Emphasis added). Consistent with the uttent of the foregoing Findings and Conclusions, we request that cross-access between East Gala Street and Lot 3, Block 1, Resolution Subdivision be made a specific condition of approval of the preliminary and final plats. Very Truly 'Yours, ~~~~ David E. Wishney MAY 0 32004 City Of Meridian City Clerk Office ~_... m~- u.. MAY 03 '04 1423 2088886854 PRGE.02 OSi03i2004 13:05 FA% 2088886854 MERIDIAN P&Z DEPT. ~ City Clerk ¢j0D1 MAY-03-20D4 MON 12:59 PM ER4M:DAV[D-~E-~VdISHNEY FAX:2083425749 PAGE 1 DAVID E. VYISHrvEY DATE: TO: COMPANY: FAX NUMBER: FROM: LAW OFFICES DAVID E. WISHNEY 300 W. MYRTLE, Su1rE 200 P.~. BOX $97 2D6 336-5955 BOISE, IoAHO 83701 FAx hDS~3,u-sr`s 3 May 1, 2004 Meridian Planning and Zoning Commission ~ a f ~` 1 ~ j ~/ City of Meridian (208) 888-6854 David E. Wishney NUMBER OF PAGES ('including cover): 2 MESSAGE: ItE: Valencia Plaza Subdivision C_ ~oo(~ ~~Z Please see attached letter submitted in response to the application for preliminary plat approval of Vslencia Plaza Subdivision. A copy of this letter is being forwarded to the applicant's representative this date via facsimile. OR1GlNAL TO FOLLOW BY VS.1Nn.a.: YES X NO The infarmalion conu,ined in this fnxis co~dential and maybe the abject of 3tWmry/elicnepdvilege. If the :eedcr of rhi~ mtssr8e is Iwt thenamedreeipienf, yauve hetebyno[i6adthateny distnludon,dissclninu6on, eopyingoretheruse oCehiseommunicadoniy scictly prohdbi+ed alld no privilegeis waived. if you have roceived Uris message in error, p]eooe mrtnct us itmnediuely by telepluf7e, eolloe[ Thank you IF YOD nAVT~ NOT RECEIVED ALL OF TkIE PAGE3 ]NDiCATED PLBeLS& CONTACT TAE ORIGUVA708 AT (208) 336-3955 MAY 03 '04 14:23 2088866854 PAGE.01 Ada County Highway District John S. Franden Dave E. Wynkoop 1st Vice President Susan S. Eastlake, 2nd Vice President Sherry R. Huber, Commissioner Dave livens, Commissioner April 13, 2004 To: Resolution Business Park LLC 1908 Jennie Lee Drive Idaho Falls, Idaho 83404 Subject: MPP04-01 Valencia Plaza Subdivision Celebraton Avenue, Gala Street south of Overland Road 3775 N. Adams Street Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail tellusQAC11D.ada.id.us RECEIVED APR 15 1004 City of Meridian City Clerk Office On April 13, 2004, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6171 Sin~cerely,~,~1 Joyce Newt/ otn Development Analyst Right-of-way & Development Services Planning Division CC: Planning & Development project file City of Meridian Construction Services Drainage Utilities Aspen Grove Developement LLC Mark Guho 391 W. State Street, Suite G Eagle, Idaho 83616 Roylance & Associates Jason Densmer 391 W. State Street, Suite E Eagle, Idaho 83616 Ada County Highway District Right-of-Way & Development Department Planning Review Division This application does not require Commission action and is approved at the staff level on Tuesday, April 13, 2004. Tech Review for this item was held with the applicant on Friday, April 9, 2004. Please refer to the attachment for appeal guidelines. Sfa1f contacf: Joyce Newton: phone 208-387-6171, fax 208-387-6393 and a-mar! jnewton@achd.ada.id.us File Numbers: MPP04-010Nalencia Plaza Subdivision Site- address: Celebration Avenue, Gala Street, south of Overland Road Owner: Resolution Business Park LLC 1908 Jennie Lee Drive Idaho Falls, Idaho 83404 Applicant: Aspen Grove Development LLC Mark Guho 391 W. State Street, Suite G Eagle, Idaho 83616 Representative: Roylance & Associates Jason Densmer 391 W. State Street, Suite E Eagle, Idaho 83616 Application Information: The Ada County Highway District (ACRD) staff has received the above referenced application requesting. preliminary plat approval to re-plat Lot 1, Block 1 of Resolution Subdivision. No changes to the roadways are being proposed. The exterior boundary lines of the original plat are not being adjusted only the re-platting of two internal lots. The project consists of dividing two commercial lots into six. The 5.23-acre site is located on Gala Street, south of Overland Road Avenue between Eagle Road and Locust Grove Road. Acreage: 5.23-acres Current Zoning: L-O (Limited Office) Commercial Lots: 6 Common Lots: 0 Site History: On May 3, 2000, the Ada County Highway District (ACRD) Commission reviewed and approved a 17-lot mixed use subdivision (Resolution Subdivision) on 107.06-acres. The applicant also requested a conditional use and rezone approval. The site is located at the southeast corner of Overland Road and Locust Grove Road. The development was estimated to generate 9,430 additional vehicle trips per day based on the submitted traffic study. Vicinity Map MPP04.010/Valencia Plaza Subdivision Gala Streat A. Findings of Fact Trip Generation: This development is estimated to generate up to 501 additional vehicle trips per day (0 existing) and will be based on the Institute of Transportation Engineers Trip Generation Manual. The actual trips will be determined when the District receives a development application. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: A traffic impact study was not required with this application. A traffic study was submitted for the Resolution Subdivision. 4. Site Information: The site is currently undeveloped. 5. Description of Adjacent Surrounding Area: a. North: Proposed Riverbirch Courtyard Cohdominiums b. South: Mountain View High School c. East: Bonito Subdivision/Silverstone Subdivision d. West: Resolution Subdivision No. 1 2 6. Impacted Roadways East Gala Street: Frontage: 562-feet Functional Street Classification: Local Commercial Speed limit: 25-mph 7. Roadway Improvements Adjacent To and Near the Site, including Right-of-Way Gala Street is a local commercial roadway with two travel lanes, curb, gutter and sidewalk abutting the site. Gala Street was constructed with Resolution Subdivision as a 40-foot street section within 58-feet of right-of-way. 8. Existing Access to the Site The site'has one existing driveway approach located in alignment with Celebration Avenue. This approach was constructed with Resolution Subdivision. 9. Capital Improvements Plan/Five Year Work Program This location is not programmed into the District's current Capital Improvements Plan and/or Five Year Work Program for reconstruction or any roadway improvements. 10. Other Development in Area On March 14, 2001, the Ada County Highway District Commission reviewed and granted preliminary plat approval for Silverstone a 15-lot office/commercial subdivision on 78-acres. The applicant requested a rezone from R-1 to C-C/C-G. The site is located at the. southeast comer of Overland Road and Eagle Road. The development was estimated to generate 9,629 additional vehicle trips per day based on the submitted traffic impact study. On January 9, 2002, the Ada County Highway District Commission reviewed and granted preliminary plat approval for Silverstone Corporate Center No.2. The applicant requested a rezone, conditional use and preliminary plat approval fora 31-lot commercial subdivision on 7.83-acres. The 7.83-acre site is located on the southeast corner of Overland Road and Eagle Road. The development was estimated to generate 2,762 additional vehicle trips per day (0-existing) based on the Institute of Transportation Engineers Trip Generation Manual. On August 26, 2003, the Ada County Highway District Commission reviewed and granted preliminary plat approval for Silverstone No. 3. -The applicant requested a rezone and preliminary plat approval fora 6-lot commercial subdivision on 13.77-acres. The development was estimated to generate 1,370 additional vehicle trips per day (0 existing) based on the Institute of Transportation Engineers Trip Generation Manual. On January 16, 2002, the Ada County Highway District Commission reviewed and granted preliminary plat approval for Eldorado Business Campus (Bonito Subdivision) is a 32-lot office/commercial subdivision on 85.36-acres. The applicant requested rezone approval from R-1 to C-C/C-G, annexation approval, as well as preliminary plat approval for the 85.36 acre subdivision. The site is located at the southwest corner of Overland Road and Eagle Road. The development was estimated to generate 8,262 additional vehicle trips per day based on the submitted traffic impact study. 3 B. Findings for Consideration Right-of-Way District policy requires 54-feet of right-of-way on industrial/commercial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 3-lane roadway with curb, gutter and a 5-foot wide detached concrete sidewalk. 2. 'Street Sections District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of-way. Gala Street is a local commercial roadway with two travel lanes, curb, gutter and sidewalk abutting fhe site. Gala Street was constructed as a 40-foot street section within 58-feet of right-of--way. Therefore the applicant should not be required to provide additional roadway improvements or additional right-of--way. This is consistent with previous action regarding developments that have roadway improvements existing. 3. Turnarounds District policy 7204.9.2 requires turnarounds to be constructed to provide a minimum turning radius of 55-feet. As a site specific requirement of Resolution Subdivision the developer was required to provide a stub street to the east property line located 400-feet south of Overland Road. The developer was required to provide a paved temporary turnaround at the end of the stub with a temporary easement provided to the District. And install a sign at the terminus of the roadway sfafing that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. Therefore the applicant should be required to construct the temporary turnaround at the terminus of Gala Street or provide the District with an easement over fhe parking lot for emergency services and the general public if not previously provided by Resolution Subdivision. 4. Stub Streets District policy 7203.5.1 states that the street design in a proposed development shall cause no undue hardship to adjoining property. An adequate and convenient access to adjoining property for use in future development may be required. If a street ends at the development boundary, it shall meet the requirements of sub section 7205, "non-continuous streets." District policy 7205.5 states that stub streets will be required to provide intro-neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and 7204.7, except atemporary cul-de-sac will not be required if the stub street has a length no greater than 150- feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub street must meet the following conditions: 1) A stub street shall be designed to slope towards the street intersection and drain surface water toward that intersection, unless a satisfactory storm drain system is installed. 2) The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions 4 5. Driveway District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge). The site has one existing driveway located in alignment with Celebration Avenue. This driveway was constructed with Resolution Subdivision. 1 The applicant is proposing to utilize fhe existing driveway that is in alignment with Celebration Avenue and construct an additional driveway on Gala Street located 25-feet west of the east property line. Both of the locations meets District policy and should be approved as proposed. The applicant should be required fo pave the driveways to their full width and at least 30-feet into the site beyond the edge of pavement of Gala Street. Commercial driveways will be constructed as curb- cut type facilities if located on Iota! streets. Therefore fhe applicant may construct acurb-cut in IieU of acurb retum with f5-foot radii. Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge. District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. 6. Minor Improvements District policy 7203.6 requires the applicant of a proposed development to make improvements to 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 similar items in order to correct deficiencies or replace deteriorated facilities. The applicant should 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 similar items in order to correct deficiencies or replace deteriorated facilities. The applicant should be required to work with the Development staff fo correct any deficiencies abutting the site. 7. Commuteride ATP 1. In order to reduce trips to and from this development it is recommended that Tenants occupying the proposed building be required to provide an Alternative Transportation Program for employees and provide an annual report to ACHD on employee participation. Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For more information contact Catherine Sanchez at 387-6160. 5 TMA/TMO 2. In order to reduce trips to and from this development, it is recommended that the tenants occupying the proposed building(s) be required to participate in any Transportation Management Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. A Transportation Management Association (TMA) or Transportation Management Organization (TMO) is formed with a coordinator that works as a liaison between businesses and private and public transportation providers to increase the use of alternative transportation and other trip reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking enhancements). An annual survey will be required of the TMAITMO to monitor participation in alternative transportation programs and forwarded to the ACHD Commuteride Office. C. Site Specific Conditions of Approval The applicant shall be required to construct the 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 Resolution Subdivision. 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 application. Commercial driveways will be constructed as curb-cut type facilities if located on local streets. Therefore the applicant may construct acerb-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 application. Commercial driveways will be constructed as curb-cut type facilities if located on local streets. Therefore the applicant may construct acerb-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 similar 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. D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. l 3. 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. 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. 5. 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 prepare 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. 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. 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) are compromised during any phase of construction. 10. 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 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. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines Request for Appeal of Staff Decision Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual i a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs, b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the ROWDS Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. o o Q a~ff d O N W W t0 N N Q N u ~ W o a Ctq O ov U m , ^ N~ (/1 ~/~ ON VJ C ~~+ O QJW C ~ m W W z Q~Oa Q CNN wNO~ U ~~~ O y Z C O oa v `WIA ~ 3 O o ~ r Ma Z ~ z c W UJ ~N ~O ~ d 5~ o~ ~ m ~~ = u i 0 m ~ _ UI=/IW ~~ Q z 2 m~Q - - aU J a ~ a N ~~~ ~ 3 Q Q _ .,u QQ~ ~i u i ~ W $O U~ o n ,~ ~~~ o Q ~ Zo ~v z Q W 3 ~ N J uuu uuu ?~ J ~ nn un:^ u~ i ~ O~ '~ Q ~ Z ~ _ :iii i i YFZ ~ - ~~ _ Jim y my jy K ~~ ~Z Q dM wniN~>>~~, ~ S J U W MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Shaun Wazdle William L. M. Nary ~~,,QQ ,,~~'' (ITY OF 1~'A ~../Vl8Y1G~1G~" ~ ll 1DAH0 MAR ;~6 2004 LEGAL DEPARTMENT (208) 466-9272 • FAX 466-4405 PARKS & RECREATION ( OS) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 Charles M. Rountree yFC ~~ BUILDING DEPARTMENT ~r ~ MERIDIA1~08> 887-2211 • Fax 687-1297 Keith Bird ~"""TRE„sun s PLANNING &ZONING D8) 884-5533 • Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: April 29, Transmittal Date: March 25, 2004 File No.: PP 04-010 Request: By: Location 2004 Hearing Date: May 6, 2004 Preliminary Plat approval for 6 commercial building lots on 5.23 acres in a L-O zone for Valencia Plaza Subdivision Aspen Grove Development, LLC `Property or Project: east of South Locust Grove Road and south of East Overland Road David Zaremba, P/Z (No VAR, VAC, FP) David Moe, P/Z (No VAR, VAC, FP) Wendy Newton-Huckabay, P/Z (No VAR, VAC) Michael Rohm, P/Z (No VAR, VAC, FP) Keith Borup, P/Z (No VAR, VAC, FP) Tammy de Weerd, Mayor Bill Nary, C/C Charlie Rountree, C/C Keith Bird, C/C Shaun Wardle, C/C Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney City E ineer y Planner Parks Department Meridian School District (NO FP) Meridian Post Office (FP/PP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PPonly) Qwest (FP/PP only) Intermountain Gas (FP/PP oNy) Bureau of ReGamation (FP/PP only) Idaho Transportation Department (No FP) Ada County (Annexation onty) Ada County Land Records (FP/PP oMyJ Meridian Development Corporation .Historical Preservation Commission Rl~ 4J 1J J..~1.:If -L/ MAR 3 1 2004 City Of NTeridiar City Clerk Office 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Office Fax (208) 888-4218 Human Resources Fax (205) 884-8723 Finance & Utility Billing Fax (208) 887-4813 CENTRAL •~ DISTRICT i1THEALTH DEPARTMENT CENTRAL DISTRICT HEALTH DEPARTMENT Environmental ~~i~on -~ ~-~ Preliminary /Final /Short Plat Return to: ^ Boise ^ Eagle ^ harden City eridian ^ Kuna ^ ACZ ^ Star ^ 1. We have No Objections to this Proposal. ^ 2. We recommend Denial of this Proposal. ^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ^ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ^ high seasonal ground water ^ waste flow characteristics ^ or bedrock from original grade ^ other ^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. ~. After wr'ttt ep approval from appropriate entities are submitted, we can approve this proposal for: /1~rentral sewage community sewage system ^ community water well ^ interim sewage ~-central water ^ individual sewage ^ individual water ~9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of nvironmental Quality: ^ 13. We will require plans be submitted for a plan review for any: ^ food establishment ^ swimming pools or spas ^ beverage establishment ^ grocery store ~14. Please see attached stormwater management recommendatations central sewage ommunity sewage system ^ community water ^ sewage dry lines ~-central water ~i0. Run-off is not to create a mosquito breeding problem. ^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ^ 15. ^ child care center Date:3 /o~l D Reviewed By: ~ ~~ ~oHO~o,k~ Review Sheet Rezone # MAR 3 1 2004 ~ CENTRAL / '~ DISTRICT HEALTH DEPARTMENT MNN OFFICE • 707 N. ARMSTRONG PL • BOISE, ID 83704-0825 - (208) 375-5211 • FAX 327-8500 To prevent and rreaf disease and dlsabiyifyy fo promote Aeabh3~ lijesryles; and fo profecf m:d promote ILe 1reaUh and qualiq~ of our environmexf. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water bepre-treated prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Department of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. r,,,a.ummm Ada I Boise County Office 707 N. Armstrong PI, Boise, ID 83704 Enwro. Health: 327.7499 Family Planning: 327-7400 Immunizations: 327.74 50 Senior Nutrition: 327-7460 WIC: 327-7488 FA%: 327-8500 Valley, Elmore, Boise, and Ada Counties Elmore County Office 520 E. 8th 5!. North Mountain Home, 10 83647 Enviro. Health: 587-9225 Family Nealth: 587-4407 WIC: 587-44D9 FA%: 587-3521 Valley County Office 703 N. 1st St. P.O. Box 144A Mdall, ID 83638 Ph. 634-i154 FAY.; 634-2774 MAYOR LEGAL DEPARTMENT Tammy de Weerd _ ~ (208j 4669272 • FAX 466-4405 PARKS & RECREATION CITY COUNCIL MEMBERS ~ \ (2081 888-3579 • Fax 898-5501 Shaun Wazdle v PUBLIC WORKS William L. M. Nary A IDAHO /~ (208) 898-5500 • Fax 887-1297 Charles M. Rountree ~e CF ~~ ~ BUILDING DEPARTMENT 20 Keith Bird n~. e"^L'a TREA REV~~~' //~~ ~ ( 8) 887-2211 • Fax 887-1297 SU INLF ~soa PLANNING & ZONING (208) 884-5533 • Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: Transmittal Date: March 25, 20D4 File No.: PP 04-010 Request: By: Location c , ~-: ' vrr ~ ~~,,QQ ,,~~'' QTV OF ~~'~^'_ ~.~Vl BYlG~l~YI -=~~' rreummary Plat approval for 6 commercial building lots on 5.23 acres in a L-O zone for Valencia Plaza Subdivision Aspen Grove Development, LLC F Propertv Or Pr01eCt: east of South 1 ncuct (:rmm lined ~..d •.... wr...e ~__..-...__.__ ~ .. _ _ David Zaremba, P/Z (No VAR, VAC, FP) David Moe, P/Z (No VAR, VAC, FPJ Wendy Newton-Huckabay, P/Z (No VAR, VAC) Michael Rohm, P2 (No VAR, VAC, FP) Keith Botup, P/Z (No VAR, VAC, FPJ Tammy de Weerd, Mayor Bill Nary, C/C Charlie Rountree, C/C Keith BiM, C/C Shaun Wardle, C/C ter Department Sewer Department Sanitary Service (No VAR, VAC, FPJ Building Department Fire Department Police Department City Attorney City Engineer City Planner ~ 1 P r?;,,. "z ~ ,..~. Meridian School District (No FPJ Meridian Post Office (FP/PP ~~ty) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FP/PP Doty) QWeSt (FPA'P only) Intermountain Gas (FP/PP oNy) Bureau of Reclamation (FP/PPOnIy) Idaho Transportation Department (No PP) Ada COUnty (Annexatlon Doty) Ada County Land Records (FPiPP Dory) Meridian Development Corporation Historical Preservation Commission MAR 3 1 2004 2004 Hearing Date: May 6, 2004 City Of Meridian City Clerk Office 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813 Aspen Grove Developments, LLC 891 W. State St., Ste. G Eagle, ID 88616 Phone: (208)989-8850 Fax: (208)989-89$8 RECEIVED APR 2 1 200 April 20,,2004 - ___ _~ ._ ...-~. _ _ _, ._ _~ ,. ~ _ _ - Gity of Meridiaa - °- -;=P,= _ - City Clerk Office William G. Berg, Jr Meridian City Clerk Meridian City Hall 33 East Idaho Avenue Meridian, Idaho 83642 Reference: Mountain View Plaza Fallowing are two photographs of the "Notice of Public Hearing' sign posted for the above-mentioned project. The sign was posted on 4110/04. It is a double-sided sign located on the south side of Gala Street facing east and west. A notary statement is attached. Sin rely, ~~ Mark N. Guho NOTARY ACKNOWLEGEMENT State of Idaho County of On this 2~Oth_ day of 'Ann! 2004. before me, the undersigned, a Notary Public in and for said State, personally appeared Mark N. Guho. known to me or proved to me on the basis of satisfactory evidence to be the persons whose names are subscribed to the foregoing instrument, and acknowledged to me that they executed the same. IN WITNESS WHEREOF, I have hereunto set-my hand_and affixed my official _ ______ - - - - ~- s~91, ~i~ day and year Irr ~"cerb~ic~te^~rst abct r~nitten. Notary Public: I Y 1~~,, ••- ~'~- Residence: Eagle, Idaho .: ~nxY # My Commission Expires:~~/~~~~ C •': ~ ~. Al3'b~ Z' :~TATE flF, `1";`f ~gl~a= ji',. E ' yl+' 4 5 i~', ~: ~~:., "ii', x~. .~s s}` y, ~'y, k :. ~F? 3Y,i:i ~~.. A :' ^'i~i~ .. Jw.'. 4V"~~~~. ~J~; i(>:'.. 'y„ e't-..1 . I ~~ii., V Sl'.. MAYOR j- .~ ~~ A Tammy de Weerd ~' G CITY OF .L~-' CITY COIINCa. MEMBERS ~~~~~~~ -- w ~~/ ©~ ,/ Keith Bird (,f/ `~tJ William LM. Nary IDAHO Shaun Wardle T //~~~ ~~ Charles M. Rountree S@C /I)~ °~ Traansime Vey _ l ~~~ STAFF REPORT: P & Z Hearing Date: May 6, 2004 Transmittal Date: May 3, 2004 To: Mayor, City Council and Planning & Zo//n~iing Commission ~~~~~~ From: Craig Hood, Associate City Planner L -T/ ~~J Bruce Freckleton, Senior Engineering Tech. ~ t~~ MAY 0 3 2004 Subject: Valencia Plaza Subdivision REVISED PW 5~-3-~04 City Of Meridian ( ) City Clerk Office Preliminary Plat (PP) Approval of Six (6) Commercial Lots on 5.23 Acres in the L-O Zone, for Valencia Plaza Subdivision, by Aspen Grove Development, LLC. (File No. PP-04-010) We have reviewed the aforementioned application and now offer the following comments, as conditions of the applicant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council. APPLICATION SUMMARY & BACKGROUND The applicant, Aspen Grove Development, LLC, has applied for Preliminary Plat (PP) approval of a six lot commercial subdivision on 5.23 acres that are currently vacant. The site was previously platted as Lot 1, Block 1, Resolution Subdivision No. 1, which was recorded in 2001. The applicant is proposing to re-subdivide the existing Lot 1, Block 1, Resolution Subdivision No. 1 into six new lots. The site is located on the south side of Gala Street, just south of Overland Road, and just east of Millennium Way, in an L-O (Limited Office) zone. This property is currently designated "Commercial" on the 2002 Comprehensive Plan Land Use Map. This site was part of a larger, conceptual Conditional Use Permit proposal in 2000 (CUP-00-017). CUP-00-017, processed as Resolution Plaza, included a wide range of uses including, office, retail, and commercial pad sites, multi-family residential units, a day care, a seminary, and an ice azena. The conceptual CUP included multiple pazcels, and its boundary extended from Locust Grove Road, west one-half mile towazds Eagle Road, and contained approximately 55 acres. Condition 12.1 of the Findings of Fact and Conclusions of Law for Resolution Plaza required that "future phases of the project shall require separate Conditional Use Permits for each phase...." In accordance with the development agreement requirement, allfuture buildings/uses on this site must obtain CUP approval (see Special Consideration "A"below). Irrigation, sanitary sewer & water services, and other required subdivision improvements have been installed to the original Lot 1. New services will be required with the re-subdivision into six lots. PP-04-010 Valencia Plaza Subdivision.PP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: May 6, 2004 Page 2 The applicant is not requesting any variances or waivers to any ordinance requirements with the subject preliminary plat application. Staff has provided a detailed analysis and recommended conditions of approval for the requested preliminary plat application below. Staff is recommending approval of the application, with the conditions outlined in this report. CURRENT OWNERS OF RECORD Resolution Business Park, LLC, is the current property owner, and Gary Voigt, who is a registered agent for 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. LOCATION & SURROUNDING USES The subject property is located on the south side of Gala Street, approximately 300 feet east ofMillennium Way, in Section 20, Township 3 North, Range 1 East. The following uses surround the subject property: North -Pediatrics office/Vacant, zoned L-O South -Mountain View High School, zoned R-4 East - Vacant, zoned RUT (Ada County) West - MedicaUDental offices, zoned Ir0 PRELIMINARY PLAT ANALYSIS Sections 12-3-3.J.2 and 12-3-S.D of Meridian City Code read as follows: In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: A. The conformance of the subdivision with the Comprehensive Development Plan; This site is currently designated as "Commercial" on the Comprehensive Plan Future Land Use Map and is zoned L-O. In Chapter VII of the Comprehensive Plan, "Commercial" areas are anticipated to provide a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and oj~ce uses, multi-family residential, as well as appropriate public uses such as government offices. Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (sta~j'analysis is in italics below policy): "Develop methods, such ascross-access agreements, frontage roads, to reduce the number of existing access points onto arterial streets: ' (Chapter VI, Goal II, Objecfive A, Action item 12) ITie applicant is proposing to construct two accesses to Gala Street, alocal/commercial street, and to construct a driveway to the west, connecting to Lot 3, Block 1, Resolution Subdivision No. PP-04-010 Valencia Plaza Subdivision.PP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: May 6, 2004 Page 3 1. Staff is supportive of the access locations proposed for this site. See Special Consideration "B" in the Preliminary Plat section below. "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objecfive D, Action item 5) Staff has included conditions for landscaping of this site. See Special Consideration "C" in the Preliminary Plat section below. • "Perniit new ...commercial development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (Chapter N, Goal I, Objective A, Action item 6) The Meridian Fire Department has submitted comments and conditions for this site (see comments at end of this report). One of the comments received from the Fire Department states that the proposed project is outside thefive-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 staffthe facilities. Staffdoes not anticipate that at the time offznal approval of the firstphase of this development that the response time goals of the Fire Department will be achieved. The subject site is readily serviceable by City of Meridian's sanitary sewer and water systems. "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all land use decisions."(Chapter VI, Goal II, Objective A, Action item 3) This publication encourages jurisdictions to establish bikeway and walkway facilities in new construction and reconstruction projects, in a manner that is safe, accessible and convenient: Sidewalk currently exists abutting the site on Gala Street. The applicant is not requesting any modifications to the zoning standards for the L-Ozone, as outlined in Meridian City Code. The proposed lot size, frontage, and all other dimensional standard requirements of the L-O zone are being met with the submitted application. If the applicant complies with the conditions included in this report, staff finds that the overall site design ofthe plat will be in general conformance with the City ofMeridian Comprehensive Plan. B. The availability of public services to accommodate the proposed development; If approved, the developer will be financing the extension of sewer, water, utilities and irrigation services needed to serve the project. The primary public costs to serve the future residents will be fire and police services. The site is currently serviced by city water and sewer. PP-04010 Valencia Plaza Subdivision.PP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: May 6, 2004 Page 4 On Apri19, 2004, a joint agency/deparhnent comments mee5ng was held with representafives of key service providers to this property. The Meridian Fire Departrnent has concerns with serviceability of this site, as it is currently outside of their five-minute response zone. The Fire Department does not know when a new station will be constructed in this area, south of the freeway (all of the detailed conditions from the Fire Department and other agencies/departments are at the end of this report). Staff recommends that the Commission and Council reference the comments and conditions from the various agencies and departments, regarding their ability to adequately service this project. C. The continuity of the proposed development with the capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, staff finds that the subdivision will not conflict with the capital improvement program. D. The public financial capability of supporting services for the proposed development; As noted above, the project lies outside the five-minute response zone goal ofthe Meridian Fire Department. 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 aze 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. Staff finds that this development itself will not require major expenditures for providing supporting services. However, compounded with the other projects on the south side ofthe freeway that have recently been approved by the City, basic life support service in this area is not optimal at this time. Staff recommends that the Commission and Council reference any written and/or verbal testimony submitted by the Meridian Police and Fire Departments with regazd to their capability to serve the proposed development. E. The other health, safety or environmental problems that may be brought to the Commission's attention. Other than the Fire Department's concerns with serviceability, staff is not aware of any health, safety or environmental problems associated with this subdivision that should be brought to the Council or Commission's attention. Staff has not identified any environmental problems that may be associated with the development of this site. ACHD considers road safety issues in their analysis; ACHD staffhas approved this subdivision, with conditions. Staffrecornmendstpat the Commission and Council reference any public testimony that maybe presented to deternune whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. SPECIAL CONSIDERATIONS (PRELIMINARY PLATT PP-04-010 Valencia Plaza Subdivision.PP.dce Planning & Zoning Commission/Mayor & Ciry Council Hearing Date: May 6, 2004 Page 5 A. Conditional Use Permit Approval• This site was part of a larger, conceptual Conditional Use Permit proposal in 2000 (CUP-00-017). CUP-00-017, processed as Resolution Plaza, included a wide range of uses including, office, retail, and commercial pad sites, multi-family residential units, a day caze, a seminary, and an ice arena. Condition 12.1 of the Findings of Fact and Conclusions of Law for Resolution Plaza required that "future phases of the project shall require separate Conditional Use Permits for each phase...." In accordance with the development agreement requirement, all future buildings/uses on this site must obtain CUP approval. See Site Specific Condition #2 below. B. Access, Drive Aisles and Pazkine• The applicant is proposing to construct two driveways off Gala Street. ACRD staffhas reviewed and approved the access points. The applicant is proposing to stub one of the drive aisles to the currently vacant parcel to the west (Lot 3, Block 1, Resolution Subdivision No. 1). Staff is supportive of the general design of the access points and parking, with a few exceptions. The first is the location of the drive aisle that is stubbed to the west, the second is the lack of a Fire Department turnaround for the drive aisle on the southeast portion of the plat, and the third is the proposed landscape median within the drive aisle. To provide adequate landscaping adjacent to the future drive aisle on Lot 3, Block 1, Resolution Subdivision No. 1, the proposed stub drive aisle (and easement) should be shifted a minimum of5 feet to the south. If the drive aisle is constructed as shown on the preliminary plat, extension of the drive aisle and a landscape strip between the drive aisle and the lotto the north (Lot 1, Block 1, Gaudry Seegmiller Subdivision) is not possible. The applicant should provide cross-access to the property owner to the west to utilize the new drive aisles as access to Gala Street. Further, a cross parking/cross access agreement for all of the new lots within the subdivision to utilize the driveways and parking shall be provided. Maintenance of the drive aisles and parking areas should beprovidedfor in a note on the face of the final plat, AND/OR in a document such as CCR's. See Site Specific Condition #3 below. Staff recommends that with the future CUP submittal, the applicant construct sidewalk adjacent to the parking and drive aisle stub to the west. The conceptual parking layout and drive aisle proposes adead-end aisle near the southeast corner of the plat. Said drive aisle is greater than 150-feet in length. Any f re lane greater than 150 feet in length that is not provided with an outlet shall be required to have a Fire Department approved turnaround See comments from the Meridian Fire Department at the end ofthis report. Allparking stalls and drive aisles will be required to meet the requirements of the Meridian Fire Department and City Code at the time of CUP submittal/approval. See Site Specific Condition #4 below. The submitted preliminary plat and landscape plan depict a landscape island in the center of one of the drive aisles to Gala Street (westernmost). There is only 15-feet ofpavement between the face of curb of the landscape island and the face of curb on the opposite side ofthe drive aisle. The Fire Department has expressed concerns with the design of this driveway not meeting their requirements for fire lanes. See wmments from the Meridian Fire Department at the end of this report. All fire lanes shall have a minimum drive width of 20 feet (measured from curb to curb). See Site Specific Condition #4 below. C. Landscape Plan: The submitted landscape plan, prepazed by The Land Group, Inc., and dated 3-12-04 is approved as submitted, with the following changes: PP-04-0IO Valencia Plaza Subdivision.PP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: May 6, 2004 Page 6 Street Buffers: Meridian City Code 12-13-10-4 requires a 10-foot wide landscape buffer along local streets. However, as part of the approval of Resolufion Subdivision No. 1, a 12-foot wide landscape easement was platted along Gala Street (see Note #1 on the recorded plat). Therefore, in accordance with the recorded Resolution Subdivision No. 1, the applicant should provide a 12-foot wide landscape buffer along Gala Street (10-foot shown). The landscape buffershould be delineated on thefuturefinal plat(s). See Site Specific Condition #5 below. Said landscape buffer shall not preclude the construction ofhazd- surface driveways. Landscaping shall be in accordance with MCC 12-13-10 (see Prohibited Materials below). Prohibited Materials: Meridian City Code 12-13-7-2 prohibits conifers from being planted in street buffers for non-residential subdivisions. The applicant is proposing to plant two conifers in the street buffer for Gala Street (near the northwest corner of the plat). Two trees approved for planting within street buffers shall be installed along Gala Street where the conifers are shown (see Tree Selection Guide for Streets and Landscapes Throughout Idaho). See Site Specific Condition #5 below. Land-Use Buffers: Meridian City Code 12-13-12-4 requires landscape buffers between the different classifications of land uses. For instance, a 20-foot wide landscape buffer between an office use and a single-family home is required. Meridian City Code 12-13-12-2 requires the land use buffer to be provided by the higher intensity use and to be located on the building site of the higher intensity use. A land use buffer is not required for uses with similaz intensities, for instance a professional office next to a medical clinic. There is a dental office (L-O zone), a similar use, to the west ofthe site. Staff anticipates that the other, currently vacant L-O lot, to the west will also contain a professional or medical office in the neaz future. Therefore, a landscape buffer is not required along the west property line. The land use intensity classifications table does not include Ada County zones (MCC 12-13-12-4). The property directly to the east of the site is currently zoned RUT in Ada County and designated as Mixed Use -Regional on the City's Comprehensive Plan Future Land Use Map. The applicant has shown a 20- foot building setback for the future building on Lot 6, Block 1, along the east property line. Staff anticipates that the future development of the currently vacant parcel to the east will either be a similar (office) use, or will be a more intense (commercial) use; a buffer will be required by a more intense use. MCC 12-13-11-2 requires one tree per thirty-five lineal feet with shrubs, lawn, or other vegetative groundcover, adjacent to vehiculaz use azeas along the perimeter of a development. The applicant is proposing a 6-foot wide landscape buffer between the proposed parking area and the property to the east. Along the east property line is an existing Nampa-Meridian Irrigation District easement. This existing irrigation easement prevents trees from being planted within the buffer to the east. Therefore, the applicant should be required to plant low-lying shrubs, not trees, within the proposed landscape buffer/building setback along the east property line. See Site Specific Condition #5 below. Existin Tg rees: 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 may be removed (MCC 12-13-13-3). PP-04-010 Valencia Plaza Subdivision.PP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: May 6, 2004 Page 7 D. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a yeaz-round source of water (MCC 12-13-8.3). The applicant shall be required to utilize 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 shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system shall be installed to all landscape areas per the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1- 28. See Site Specific Condition #6 below. E. Ditches. Laterals. and Canals: 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 ornon-approval submitted to the Public Works Department. If lateral users association approval cannot be obtained, plans will be reviewed and approved by the City Engineer prior to final plat signature. See Site Specific Condition #7 below. 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 separate 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 ofthe 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 areas. 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 turnaround. 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: • In accordance with the recorded Resolution Subdivision No. 1, provide a 12-foot wide landscape PP-04-010 Valencia Plaza SubdivisicaPP.dce Planning & Zoning Commission/Mayor & City Council Hearing Date: May 6, 2004 Page 8 buffer along Gala Street. Delineate said landscape buffer on the future final plat(s). The landscape buffer shall not preclude the construction of hard-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 irrigation 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 configuous 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. 8. 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 ofyour proposed dumpster locations and design. Submit stamped (approved) plans with your Certificate of Zoning Compliance (CZC) application. 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 PP-04-010 Valencia Plaza Subdivision.PP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: May 6, 2004 Page 9 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. 10. A final 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 yeaz from the approval date of the final plat, to begin construction of the public utilities and one yeaz 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 maybe required at locations designated by the Public Works Department. All streetlights shall be installed at the expense of the applicant. Typical locations aze at street intersections and/or fire hydrants. Final design locations and quantity are detemuned 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 pazking 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 azeas (detention/retentionbasfns) 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-yeaz storm events. Side slopes within drainage azeas shall not exceed 3:1. Any portion of a drainage azea not improved with sod/grass seed (or other approved landscaping) shall not count towazds the required open space area. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characterisfics during the design and construction phases. All signage shall be in accordance with the standards set forth in Section 11-14 of the City Zoning and Development Ordinance. All signage is subject to design review and shall require sepazate 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. PP-04010 Valencia Plaza Subdivision.PP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: May 6, 2004 Page 10 Any existing domestic wells and/or septic systems within this project will have to be removed from their domesfic 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 Deparhnent for all building pads receiving engineered backfill, where foofing would sit atop fill material. 9. Staff s failure to cite specific ordinance provisions or terms ofthe approved annexation/conditionaluw does not relieve the Applicant of responsibility for compliance. Other Aaency/Denartment Comments & Conditions SANITARY SERVICES COMPANY (SSC) 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 yard. 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% ofwaste 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. 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. Turning Radius: Prior to issuance of a certificate ofzoning compliance, the applicant shall provide a site plan that has a minimum of 50 ft. turning 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. 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. PP-04010 Valencia Plaza Subdivision.PP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: May 6, 2004 Page 11 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 ofthe 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 easypedestrian access point other than the front gates. Tlvs will insure less mess in the enclosure as well as reduce gate damage. 12. Please contact Bill Greeory at SSC (888-39991 for detailed review of vour proposal and submit stamped (approvedl plans with vour Certificate of Zonintr Compliance (CZCI application MERIDIAN PARKS DEPARTMENT 1. The Pazks Department has no concerns with the site design as submitted with the application. MERIDIAN POLICE DEPARTMENT 1. To increase emergency access to the site, the applicant shall provide cross access to the property to the west. MERIDIAN FYRE DEPARTMENT 1. Afire hydrant will be required to serve this development. Final Approval ofthe 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 mazkers 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 obstrucfions 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 intemal drive aisles. 4. Fire lanes and streets shall have a vertical clearance 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. PP-04010 Valencia Plaza $ubdivision.PP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: May 6, 2004 Page 12 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 year 2005 and 3800 by the yeaz 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 aze 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. RECOMMENDATION Staff recommends approval of the submitted Preliminary Plat (PP-04-010) application, with the conditions listed herein. PP-04-OIO Valrncia Plaza Subdivision.PP.doc