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HomeMy WebLinkAboutStaff Comments MAYOR Robert D. Come CITY COLrNCIL MEMBERS Ron Anderson Keith Bird Tammy deWeerd Cheri¢ McCandl~ss HUB OF TRtS ~iSURE ["ALLEY A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433 · FAX (208) 887-4813 City Clerk Office Fax (208) 888-4218 LEGAL DEPARTMENT (208) 288-2499 . Fax 288-2501 PUBLIC WORKS BUILDING DEPARTIvlENT (208) 887-2211 · Fax 887-1297 PLANNING .4ND ZONING DEPARTMENT (208) 884-5533 - FAX 888-6854 MEMORANDUM: January 9, 2002 To~ From: Re: Mayor & City Council Bruce Freekleton, Assistant to l~it~/~Enginee~ David McKinnon, Planner II ~ Meridian Hampton Center GITY OF MERIDIAN CITY c~ ~F~KOFFioE · Request for the approval of a Preliminary and Final Plat for Three (3) i~fidi~g LOtS on 4.10-Acres in a C-G Zone by Pinnacle Engineering (File No. PFP-01-010). · Request for a Conditional Use Permit for a Planned Commercial Development Containing a 92-Room Hotel, a 7,500 Square Foot Single Story Office Building, and 17,836 Square Foot 2-Story Office Building by the Meridian Hampton Center LLC (File No. CUP-01-044). We have reviewed these submittals and 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 The applicants, Pinnacle Engineering and the Meridian Hampton Center LLC, have requested approval of a preliminary plat/final plat for three building lots on 4.10 acres of land located at 875 S. Allen Street, on the north side of Freeway Drive, and the approval ora conditional use permit for a 92-room hotel and two office buildings within the proposed subdivision. The hotel will be a 3-story, 50,204 square foot Hampton Inn. The southernmost office building will be a 2-story office building (one of the stories will be a day-lit basement) with between of 17,800- 23,500 square feet. The third building is a single story office building containing 7,500 square feet. The annexation of the property was approved in October of 1999 and a Development Agreement (DA) controlling the development of the subject property was signed by the City in July of 2000. The DA limited the development of the property to a single 60,000 square foot medical office building (Section 4.2). The DA will have to be mended to allow the proposed hotel and office uses. LOCATION The property is located on northwest comer of the Allen and Freeway Drive intersection; approximately 1/5 of a mile west of Eagle Road, just north of the Freeway. The subject property is designated as "Mixed/Planned Use Development" in the Comprehensive Plan Generalized land Use Map. Hampton Inn. PFP.CUP Mayor and Council January 9, 2002 Page 2 SURROUNDING PROPERTIES North - Mid-valley Business Park, zoned C-G. South - 1-84 East - Holiday Inn Express Hotel, zoned C-G. West - Low density rural-residential, zoned RUT (County). CURRENT OWNERS OF RECORD Ada County lists John and Alberta Sonntag as the property owner of the 4.10 acres, and they have submitted their consent for the applications. PRELIMINARY/FINAL PLAT FINDINGS AND REQUIREMENTS Sections 12-3-3 J.2. and 12-3-5 D 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; Staff finds the subdivision is designated as "Mixed/Planned Use Development" on the Generalized Land Use Map and that the requested C-G ZoninE is in compliance with the adopted Comprehensive Plan. A list of the policies and goals that apply to this development are listed below under the heading "Comprehensive Plan Analysis". b. The availability of public services to accommodate the proposed development; Staff finds that public services are readily available to two (2) lots within the proposed subdivision. Lot 3 oftbe proposed subdivision will not be able to utilize existing gravity sewer lines due to the site topography. The building on Lot 3 will need to be serviced by a private lift station, to be installed at the Applicant's expense. c. The continuity of the proposed development with the capital improvement program; Stafffinds that the subdivision will not negatively impact the capital improvement program. d. The public financial capabillty of supportlng services for the proposed development; Staffflnds that the development will not require major expenditures for supporting services. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff f'mds that there will not be any other health, safety or environmental problems associated with this subdivision that should be brought to the Council or Commission's attention. PFP-01-010; CUP-01-044 Hampton [nn. PFP.CUP Mayor and Council January 9, 2002 Page 3 PRELIMINARY PLAT SITE SPECIFIC COMMENTS Sanitary sewer and water service to this site shall be via existing and new mains and service lines fiom the existing mains adjacent to the property. The applicant will be responsible to construct lateral sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Sanitary sewer service to Lot 3 shall be provided via a private sewer lift station. Consideration should be given in the design for the eventual conversion to a gravity system when it's available fiom the south. Please add or revise the following plat note(s): (10.) The bottom elevation of structural footings shall be set a minimum of 12 inches above the highest established normal ground water elevation. Applicant has indicated that the pressurized irrigation system within this development is to remain private. The applicant shall be required to provide a backup source to the pressurized irrigation system. The Public Works Department as part of the development plan-review process shall review plans and specifications for the irrigation system. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. The applicant shall provide ACHD and the City Clerk a copy of a recorded a cross access agreement among the parcels for the shared parking and driveway access to the public streets prior to final plat signature by the City. The applicant shall be required to provide a water main loop through the proposed project to allow for fire hydrant connections at locations as determined by the Meridian Fire Department. PRELIMINARY/FINAL PLAT GENERAL REQUIREMENTS Submit letter fiom the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 7. Coordinate fire hydrant placemem with the City of Meridian Public Works Department. ° Assessment fees for water and sewer service are determined during the building plan review process. Two-hundred-fifty- and 100-watt, high-pressure sodium streetlights will be required at locations designated by the Pubhe Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 10. Underground, year-round pressurized irrigation must he provided to all landscape areas on site. Please submit hook-up and design details based on the proposed landscaping. Due to the size PFP-O14}I0; CUP-OI-044 Hampton Inn. PFP,CUP M~yor and Council Sanuary 9, 2002 Page 4 of landscaped area, primary water supply connection to the City's mains will not be allowed. Applicant shall be required to utilize any existing surface or well water for the primary source. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the entire common open area. 11. Show all existing and proposed easemems for irrigation/drainage facilities located wkhin the boundaries of this proposed development. STANDARDS FOR CONDITIONAL USES The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3): That the site is large enough to accommodate the proposed use and all yards, open spaces, parking landscaping and other features as may be required by this ordinance; Staff finds that the subject property is large enough to accommodate the requested use and all other required features. Staff finds that the height of the Hampton Inn Hotel, if measured fi:om adjacent grade to the top of the building is slightly taller (approximately 45'6") than the maximum 40' height allowed in the C-G Zone (MCC 11-9-1). Notwithstanding, the City defines building height of mansard roof structures, like the hotel, as the vertical distance measured from the grade of the front of the building to the deck line of a mansard roof (MCC 11-2-2 "Building, Height"). The deck fine of the hotel roof is 39'and is thereby in conformance with the City Code.. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; The current Comprehensive Plan Land Use Map designates the property as "Mixed/Planned Use Development". Staff finds the development plan to be in compliance with the Meridian Zoning Ordinance and the Comprehensive Plan. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area; Staff finds that the proposed development will not change the essential character of the general vicinity and will be harmonious with the intended character of the same area. That the proposed use, if it complies with ali conditions of the approval imposed, will not adversely affect other property in the vicinity; PFP4)1410; C UP-O 1.044 Hampton In~.PFP.CUP Mayor and Council January 9, 2002 Page 5 Staff finds that the proposed use would not adversely affect other properties in the general vicinity. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; Staff finds that the proposed development will be adequately served by the essential public facilities and services listed above. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Staff finds that the proposed use would not be de~-imental to the economic welfare of the comm~mity, nor would it create the need for any new facilities or services to be paid for by the public. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; StalTfinds that no excessive traffic, noise, smoke, ftunes, glare or odors will result t~om the proposed use. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Stafffinds that the proposed use will not create significant interference with any traffic on the surrounding public streets as long as ACHD requirements are met and all approaches and traffic control measures are installed. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff does not find that any natural or scenic feature will be lost, damaged or destroyed by issuance of this conditional use. CUP/PD SITE SPECIFIC REQUIREMENTS (File CUP-01-002) 1. Traffic and Circulation comments: The applicant shall provide ACHD with a copy of a recorded cross access easement for the use of the common driveways and parking lots. PFP-01-010; CUP-01-(}44 Hampton Inn. PFP.CUP Mayor and Council January 9, 2002 Page 6 Signnge: Although signage locations are noted on the plan and size of the signs are mentioned in the applicant's cover letter, no details of proposed signage were included with the application. The applicant shall be responsible for obtaining a separate sign permit for each sign. All conditions placed on this application shall run with the land and shall not lapse or he waived as the result of any change in tenancy or ownership of any or all of the lands governed by this CUP application. All such conditions shall he deemed the requirements for the issuance of a Certificate of Occupancy for any use or structure as per City Ordinance. Initiation of work on the planned development must take phce within eighteen months, as set forth in section 11-174. all phases of the planned development shall he completed within 5 years of the date of approval; approval of any un-initiated phases will lapse a~er that time unless a time extension is granted by the Council 0VICC12-6-8). All trees over 4" in caliper that are removed fxom the site shall he replaced with an equal number of caliper inches of trees, in conformance with the Landscape Ordinance. A new landscape plan with the additional trees shall he submitted at least ten days prior to the City Council Hearing. Temporary fencing shall be installed around the project during construction to prevent construction debris ~om blowing onto adjacent properties and roadways. Section 4.2 of the original Development Agreement (Resolution No. 329) shall he modified to include hotel and office uses as uses permitted by the Development Agreement. GENERAL REQUIREMENTS (All Applications) Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 94-8. Wells may he used for non-domestic purposes such as landscape irrigation. Compaction test results must he submitted to the Meridian Building Department for all lots receiving engineered backfill. Off-street parking shall he provided in accordance with City of Meridian Zoning and Development Ordinance and/or as detailed in site-specific requirements. Paving and striping shall he in accordance with the standards set forth in the City of Meridian Zoning and Development Ordinance and in accordance with Americans with Disabilities Act (ADA) requirements. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer for all off-street parking areas. All site drainage shall be PFP-01-010; CUP4) 1-044 Hampton [nn. PFP.C UP Mayor and Council January 9, 2002 page 7 contained and disposed of on-site. An operation and maintenance agreement for joint drainage facilities shall be developed for inclusion in the CC&R's of the subdivision. Outside lighting shall be designed and placed so as not to direct illumination on any nearby residential areas and in accordance with City Ordinance. All signage shall be in accordance with the standards set forth in the City of Meridian Zoning and Development Ordinance. No temporary signage, flags, banners or flashing signs will be permitted. 8. Provide five-foot-wide sidewalks throughout developmem in accordance with City Ordinance. 9; All construction shall conform to the requirements of the Americans with Disabilities Act. 10. Landscaping shall be installed as submitted (Sheet L 1.0). ADDITIONAL CONSIDERATIONS The applicant has proposed that they provide only half of the required landscape buffer between land uses (20') on the western side of the subdivision. The Landscape Ordinance requires the higher intensity land use, in this case the hotel and office use, to provide the entire landscape buffer on their property. As justification for their reduced setbacks, the applicants point to the pmposed comprehensive plan that depicts the property to the west as commercial use in the future. If the property does indeed become commemial in the future, there would be no need for the full 20' buffer between land uses to be provided on the applicant's pmpetty. Staffsupports the proposed reduced landscape buffer; however, should the Commission or Council determine that the buffer should be located entirely on the applicant's property, an additional condition of approval should be added requiring a redesign of the site and landscape plans prior to final approval. COMPREHENSIVE PLAN ANALYSIS The 1993 Comprehensive Plan eontains avarietyofgoals and polieies relevant to this applieation- The following sections most directly apply to the proposed project and are repeated here for the Council and Commission's consideration during the hearing process. Goal 3 is "to encourage the kind of economic growth and development which supplies employment and economic self-sufficiency for existing and future residents, reduces the present reliance on Boise and strengthens the City's ability to finance and implement public improvements, services, and its open space character." Goal 5 is ''to preserve and improve the character and quality of Meridian's man-made environment while maintaining its identity as a self-sufficient community." Goal 8 is ''to establish compatible and efficient use of land through the use of innovative and functional site design." PFP-01-010; CUP-01-044 Hampton InmPFP.CUP Mayor and Council January 9, 2002 Page 8 Economic Develo_~ment 1.1, 1.2, 1.3, 1.5, 2.2U Land Use 1.5U, 1.6U, 1.10U, 1.11U, 4.8U, 5.6, 5.10, 5.12, 5.13, 5.14U, 5.15U Public Services, Utilities and Energy Resources 5.2, 5.4, 5.5 Transportation 1.4U, 1.5U, 1.10U Community Design 1.4, 2.1U, 2.3U, 2.5U, 4.4U, 5.2 RECOMMENDATION Staff recommends approval of the preliminary/final pint, and conditional use permit, with the requirements and comments as noted above. PFP-(}I-010; CLIP-01 -(}44 Hampton Ino. PFP.CUP