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HomeMy WebLinkAboutCairns Subdivision RZ RZ 04-011 MERIDIAN PLANNING & ZONING MEETING October 7, 2004 APPLICANT Landmark Engineering & Planning, Inc. ITEM NO. 6 REQUEST Public Hearing: Request for a Rezone of 9.16 acres from R-8 to C-C zone for Cairns Crossing Subdivision - south of West Cherry Lane and east of Linder Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY SEWER DEPT: CITY PARKS DEPT: No comment No comment ~CDW\ rNil.JJ Â1\NðVW to vru CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: MERIDIAN SCHOOl DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: No comment IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: 1, ~ \ ~\ ~ Emailed: Phone: C1~ ~.~ Date:(!Y~M , Staff Initials: Materials presented 01 pubnc meeUngs sholl become properly of HI- CIIy of Mendlan. p ~ 2 (1Iifg IOr7~ O'-! I-ftJn :IF 5 &41- eRE C E IVEl) ,J 2004 CiTY OF MERIDIAN (~ITY CrERK CFFICF R~"",,'.qr:"Y1!"". ...',Irí"'~jj¡['Jlí \Y J~jj j September 29, 2004 n :1 íT)4 JlIIÙ,""" <:>1'",<" ::.':'D'!" '(,'1 City of Meridian Mayor Tammy de Weerd City Council 33 E. Idaho Ave. Meridian, ill 83642 RE: Linder Crossing Phase 2 (Cairns Crossing) Dear Mayor de Weerd and Council Members: It has come to our attention that a proposal has been made for the construction of a new business park, Cairns Crossing on Cherry Lane across from the Meridian Library. The planner, Clinton E. Boyle and the developer, John Stubblefield have met with me regarding the proposal. The business park appears to be an acceptable use of the property; however there are issues with the proposed access points. Due to the extremely heavy traffic on Cherry Lane and the number of patrons using the center lane to access the library, the Library Board of Trustees is requesting that no access points to the business park be placed directly across from the library, However, if it is determined by Planning & Zoning and the Highway District that an access point is necessary in that area, the Board is requesting that it be lined up evenly With the east entrance of the library rather than off-set as in the current proposal. Thank you considering our request when making your decision regarding the above referenced proposal. Sincerely, ?~~~ Patricia Younger Library Director 1326 WEST CHERRY LANE' MERIDIAN, IDAHO 83642 208,888.4451 FA.X 208.884.0745 www,mld,mg MAYOR Tanuny de Weerd ,-...g /'~~ .~. ~ , vvLtJridicrn \ IDAHO J¡ ~ 1" ~~ "TRMS_V~' ; 1m CITY HALL (208) 888-4433 - Fax 8874813 PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211- Fax 898-9551 CITY COUNCIL MEMBERS Keith Bird William LM. Nary Shaun Werd1e Charles M. RountTee LEGAL DEPARTMENT (208) 466-9272 - FAX 466-4405 STAFF REPORT: Hearing Date: October 7, 2004 To: Planning & Zoning Commission I Mayor & City Council Bruce Freckleton, Development Services Manager ~ Wendy Kirkpatrick, AICP, Associate City Plarmer Witt From: Re: Cairns Crossing Subdivision - Request for the Rezone -of 9.16 acres from R-8 to C-C Zone for Cairns Crossing Subdivision by Landmark Engineering and Planning (File #RZ-04- 011) Request for Preliminary Plat of Eleven (II) Commercial Building Lots on 9.16 Acres in a Proposed C-C Zone by Landmark Engineering and Planning, Inc (File #PP-04-033) - 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: APPLICATIONS SUMMARY The applicant, Landmark Engineering and Planning, on behalf of Stubblefield Development Company, requests the zoning of a 9.16-acre parcel, located immediately east of the recently constructed multi-tenant commercial building, Linder Crossing, and just to the east of the southeast corner of Cherry Lane and Linder Road. The parcel is currently zoned R-8 and located within the City of Meridian. The applicant is proposing to rezone the subject property to C-C. The proposed C-C zoning is compatible with the subject property's Commercial Comprehensive Plan designation. The applicant also requests preliminary plat approval to subdivide the 9.16-acre subject property into eleven (11) commercial lots, each with a single building and use. The proposed commercial subdivision will take access off of Cherry Lane and will have two cross-access points providing a connection to Linder Crossing. The proposed lots range in size from 21,119 square feet to 73,421 square feet. Planning & Zoning CommissionlMayor & City Council October 7, 2004 (Hearing Date) Page 2 Applications for a request to rezone the subject property to C-C (RZ-00-005) and a Conditional Use Permit to allow commercial buildings and a gas station (CUP-00-048) were submitted in 2000 and withdrawn in 2001 by the applicant. The 14,880 square foot commercial building (Linder Crossing) located directly east of the subject property was approved through a Certificate of Zoning Compliance in 2002. Staff and the Ada County Highway District (ACHD) have recommended that the applicant reduce the subdivision's number of access points off of Cherry Lane from three to two. ACHD and staff have also recommended that the eastern access point be aligned with the Meridian Public Library's access point directly to the north of the subject property. The applicant is proposing to not provide a vehicular connection between the stub located at 13 th Street south of the subject property in a residential subdivision and the proposed commercial subdivision. According to the applicant, residents in the residential neighborhood to the south of the subject property are strongly opposed to a vehicular or pedestrian connection between the 13th Street stub and the subject property. ACHD is not requiring the applicant to provide a vehicular connection between 13th Street and the subject property. ACHD is, however, re~uiring that the applicant provide a 10' pedestrian connection and emergency access at the 13' Street connection. The applicant is proposing to provide emergency vehicle access and a pedestrian connection at 13th Street; this proposal is supported by Meridian's Police and Fire Departments and ACHD, The connection at 13th Street was discussed at the public hearings held in 2001 for the Linder Crossing CUP and rezone applications. The applicant originally proposed to provide a vehicular connection at 13th Street. The CUP and rezone applications (RZ-00-005 and CUP-00-048) were withdrawn by the applicant before any decisions were made by Council regarding the access point at 13th Street. Staff is recommending approval of the request for rezone and preliminary plat applications with conditions. LOCATION The property is located just to the east of the southeast corner of Cherry Lane and Linder Road. The parcel is in Section 12, T3N, RIW. The property is designated as "Commercial" in the 2002 Comprehensive Plan. SURROUNDING PROPERTIES North - Cherry Lane is located directly to the north of the subject property. Christ Lutheran Church, Meridian's Public Library, and single family residences are located on the north side of Cherry Lane. RZ-O4-011 /PP-O4-033 Cairns Crossing Subdivision Planning & Zoning Commission/Mayor & City Council October 7, 2004 (Hearing Date) Page 3 South - Northgate Subdivision, a residential subdivision with R-4 zoning is located directly to the south of the subject property. East - A Middle School is located directly to the east of the subdivision. The Middle School property is zoned R-4. West - Linder Crossing, a 14,880 square foot multi-tenant commercial building, with C-N zoning is located directly to the west of the subject property. OWNER OF RECORD The property owner of record is Stubblefield Development Company. Notarized consent for the subject applications has been submitted. ZONING ANALYSIS According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall fmd adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in 11-15-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, ü not, has there been an application for a Comprehensive Plan amendment; Staff finds that the 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Commercial." The proposed C-C zoning is compatible with the Comprehensive Plan designation of "Commercial." Staff also finds the following 2002 Comprehensive Plan text policies to be applicable (staff analysis is in italics below policy): - "Locate new community commercial areas on arterials or collectors near residential areas in such a way as to complement with adjoining residential areas." (Chapter VII, Goal I, Obj. B, #5) RZ-Q4-0t t / PP.O4-033 Cairns Crossing Subdivision Planning & Zoning Commission/Mayor & City Council October 7, 2004 (Hearing Date) Page 4 The proposed Cairns Crossing Subdivision has frontage Cherry Lane, a principal arterial roadway. The applicant is proposing a pedestrian connection with the residential subdivision to the south of the subject property. The proposed commercial development complements adjoining residential areas. . "Require screening and buffering of commercial and industrial properties and residential use with transitional zoning." (Chapter VII, Goal IV., Obj. A, #6) As required under MCC 12-13, the applicant is proposing landscaping buffers at the edges of the subject property bordering Northgate residential subdivision. - "Permit new, . .commercial. . .developments 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, Obj. A, #6) Cairns Crossing Subdivision is contiguous to existing city limits and sanitary sewer, water and other urban utilities can be extended to meet the needs of the development. B. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; The property immediately to the west of the subject property was recently developed as a commercial development. Linder Crossing, a multi-tenant commercial building with C-N zoning was permitted through a CZC application in 2002. Staff finds a rezone of the proposed property would be compatible with other land use and facility changes in the area. c. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; No specific uses are proposed with this application. Staff finds that any future uses, if designed, constructed and operated in accordance with adopted city ordinances and standards, should be harmonious and appropriate in appearance with the existing character of the yicinity. D. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; RZ-O4-011 / PP-O4-033 Cairns Crossing Subdivision Planning & Zoning CommissionlMayor & City Council October 7,2004 (Hearing Date) Page 5 Staff finds the majority of the potential future uses on the subject property allowable in the C-C zoning district will not be hazardous or disturbing to existing or future neighboring uses if all development and landscaping ordinances are exercised, The proposed landscape buffers and the block walls located at the southern edge of the property and the southwest edge of the property adjoining residential uses are intended to mitigate any disturbances. The Commission and Council should rely on public testimony to determine whether the proposed uses will be disturbing or hazardous to the neighboring residential uses. E. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fIre protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shaD be able to provide adequately any of such services; Staff finds the public streets adjacent to the subject property will handle the additional traffic generated by future development. See the report from the Ada County Highway District for further details concerning the potential traffic impacts of the proposed development. ACHD has recommended that the applicant provide only two access points to Cherry Lane and that the eastern access point be aligned with the library's access point directly north of the subject property. See Zoning Comment "H" regarding the stub street at 13th Street. Sanitary sewer and water are either currently available or can be made available to provide service to the area. The Commission and Council should rely upon comments submitted by Meridian Police and Fire Departments to determine serviceability for these services. All other public services and facilities noted above appear to be adequate to service this property. F. 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 fmds that this development will not cause excessive additional requirements at public cost. All site improvernents will be funded and constructed by the developer. We also fmd that the rezone alone will not be detrimental to the community's economic welfare. G. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that several of the allowed uses in the C-C zone may involve activities, processes, materials, equipment or conditions that could produce excessive traffic and noise and have other public impacts, The allowed uses in the C-C zone are generally limited to uses compatible with residential uses. The Commission and Council mav want to consider if a Deyelopment Agreement is desirous to address anv potentiallv RZ-O4-011 / PP-O4-033 Cairns Crossing Snbdivision Planning & Zoning Commission/Mayor & City Council October 7, 2004 (Hearing Date) Page 6 detrimental activities (e.!!. prohibit 24-hour operations such as convenience stores). There is no mechanism other than a DA to place such a limitation on this subdivision, H. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the vehicular approaches, if modified as recommended by staff and ACHD, will not create an interference with traffic on surrounding streets, See the report from the Ada County Highway District for further details concerning the potential traffic impacts of the proposed development. ACHD has recommended that the applicant provided only two access points to Cherry Lane and that the eastern access point be aligned with the library's access point directly north of the subject property and that the applicant provide a pedestrian connection and emergency access at the 13th Street stub located to the south of the subject property. The applicant is proposing to not provide a vehicular connection between the stub located at 13th Street at the southern edge of the subject property and the proposed commercial subdivision. The applicant is, however, proposing to provide emergency vehicle access and a pedestrian connection at 13th Street; this proposal is supported by both Meridian's Police and Fire Departments and ACHD. Staff is supportive of the applicant's proposal to provide a pedestrian connection and emer~ency access at the 13th Street stub in light of the strong opposition by the residents of 13' Street to the vehicular connection and the relatively close proximity of 13th Street to Linder Road. The pedestrian connection will allow residents to easily access the commercial subdivision by foot or bicycle and steel feels that the proximity of 13th Street to Linder Road does not necessitate a vehicular connection at 13th Street. The connection at 13th Street was discussed at the public hearings held in 2001 for the Linder Crossing CUP and rezone arplications. The applicant originally proposed to provide a vehicular connection at 13t Street. The CUP and rezone applications (RZ-OO- 005 and CUP-OO-048) were withdrawn by the applicant before any decisions were made by Council regarding the access point at 13th Street. I. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff finds that the rezone alone will not result in the destruction, loss or damage of natural or scenic features. J. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992)" RZ-Q4-011 / PP-Q4-033 Cairns Crossing Subdivision Planning & Zoning CommissionlMayor & City Council October 7, 2004 (Hearing Date) Page 7 Stafffmds that the rezoning of this property would be in the best interest of the City for the following rea80ns: . increased commercial land base; . increased property tax revenue; . municipal services are available to the area; and . application substantially complies with the Comprehensive Plan. ZONING SITE SPECIFIC CONDITIONS I, The legal description submitted with the application meets the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. 2. The subject property is within the Urban Service Planning Area. Essential City services can be made available to the subject property. 3. All future development on said property shall comply with the City of Meridian ordinances in effect at the time of application. 4. A Development Agreement shall be required. PRELIMINARY PLAT FINDINGS AND REOUIREMENTS 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 ofthis title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plan; Staff fmds that the 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Commercial" and staff fmds the subdivision to be in substantial compliance with the Plan. See other fmdings under the Annexation and Zoning analysis above. b, The availability of public services to accommodate the proposed development; Staff fmds that public services are readily available to the lots within the proposed subdivision. The Commission and Council should review comments provided by the Meridian Fire and Police Departments. RZ-O4-0111 PP-O4-033 Cairns Crossing Subdivision Planning & Zoning CommissionlMayor & City Council October 7, 2004 (Hearing Date) Page 8 In accordance with Comp Plan policy #12 (pg. 79) and policy #2 (pg. 107), staff finds that the number of vehicular access points to Meridian Road/SH 69 should be restricted and comply with ACHD policies in order to preserve the capacity and movement on the roadway at build-out. Staff and ACHD are recommending that the applicant modify the proposed site plan to include only two access points off of Cherry Lane rather than the three access points proposed by the applicant. c. The continuity of the proposed development with the capital improvement program; Staff f'mds that the subdivision is in conformance with and will not negatively impact the capital improvement funds. d. The public financial capability of supporting services for the proposed development; Staff f'mds that the development will not require major expenditures for supporting services. The developer will fund and construct the majority of the supporting services. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff f'mds that as long as the developer complies with all regulatory agency standards, no health, safety or environmental problems are anticipated by this development. SPECIAL CONSIDERATIONS 1. Staff is recommending that the following requirements be included in a Development Agreement: A. A cross access agreement must be established for all subdivision lots. B. All buildings constructed in the subdivision (with the exception of buildings constructed on lots 6 and 7, if buildings on lots 6 and 7 are oriented towards Cherry Lane lot lines must be adjusted to allow adequate setbacks) must be oriented towards Cherry Lane. Windows and main entrances should be constructed on the north side of all buildings. Meridian's Comprehensive Plan (P. 102) lists as an objective the need to "require neighborhood commercial areas to create a site design compatible with surrounding land uses." Staff feels that orienting all proposed structures towards Cherry Lane will help to improve the site design and make the commercial development more compatible with surrounding uses. C. All HV AC units located on the roofs of buildings must be screened, RZ-O4-0111 PP-O4-033 Cairns Crossing Subdivision Planning & Zoning Commission/Mayor & City Council October 7, 2004 (Hearing Date) Page 9 PRELIMINARY PLAT SITE SPECIFIC COMMENTS 1. Sanitary sewer service to this site will be from main line extensions from mains adjacent to the proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Sewer mains will not be allowed within landscape areas, beneath landscape islands, and manholes will not be allowed in parking and loading areas. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. 2. Water service to this site will be from main line extensions from existing water mains adjacent to the proposed development. The applicant will be responsible to construct water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. 3. Per MCC 12-13-10-4, construct a minimum 25-foot wide street buffer along Cherry Lane and a minimum 25-foot wide buffer adjacent to the southern boundary and a minimum 20' buffer along the eastern boundary. All required street buffers shall be located beyond any future right-of-way. 4. All landscape buffers shall be constructed prior to the issuance of any Certificate of Occupancy within the subdiyision. 5. Please provide additional information on relocation of Cairns lateral. 6. The Preliminary Plat shall be revised as follows: a. Show where pump station will be relocated; b. Modify plat to show two access points off of Cherry Lane and align eastern access point with the library's access point; c. Provide a pedestrian connection to Cherry Lane at the western access point; d. Show an emergency access connection and pedestrian connection at the 13th Street stub; and e. Show second access point to the west on preliminary plat. 7. A detailed fencing and landscape plan, in compliance with MCC 12-13, shall be submitted with the final plat application. 8, Any proposed drive-thru's will require a Conditional Use Permit application. 9. A Certificate of Zoning Compliance (CZC) will be required prior to the issuance of building permits. Since parking is not assessed with the preliminary plat, compliance RZ-O4-0 III PP-O4-033 Cairns Crossing Subdivision Planning & Zoning CommissionlMayor & City Council October 7, 2004 (Hearing Date) Page 10 11. 12. 13. 14. 15. 16. with parking requirements will be verified with the Certificate(s) of Zoning Compliance. SSC must approve the site plan prior to the issuance of a CZC for the subject property. 10, 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 have to be removed. 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 a 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. Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate or discharge within a period of time not to exceed 24 hours for all storms up to and including a IOO-year storm event. Side slopes within drainage areas shall not exceed 3:1. The applicant has indicated that the business owners association will own and maintain the pressure irrigation system within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, a single-point connection to the municipal 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 fmal plat by the Meridian City Engineer. Complete plans and specifications shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the pressurized irrigation system O&M manual shall be submitted prior to plan approval. The Applicant shall be required to utilize any existing surface or well water for the primary source. Emergency access located at the 13th Street stub must be approved by Meridian's Fire and Police departments. Revise the plat note addressing setback lines; the note incorrectly lists the front setback as 20'. The setback is 25' for the C-C zoning district. Ordinance requires landscape buffers to be located in a common lot but applicant may request as a part of their application to have the landscape buffers to be located in easement. If the landscape buffers are located in an easement the landscaping shall be RZ-O4-0111 PP-O4-033 Cairns Crossing Subdivision Planning & Zoning CommissionlMayor & City Council October 7,2004 (Hearing Date) Page 11 maintained by a common business owners association, Prior to City Council applicant must either modifY the plat or request alternative compliance to allow the landscaping easement from the Planning Director. PRELIMINARY PLAT GENERAL REOUIREMENTS 1. Submit letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 2, Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. Assessment fees for water and sewer service are determined during the building plan review process. 4, Two-hundred-fifty-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 5. Underground, year-round pressurized irrigation must be provided to all landscape areas on site. Please submit hook-up and design details based on the proposed landscaping. Due to the size 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. 6. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 7. Show all existing and proposed easements for irrigation/drainage facilities located within the boundaries of this proposed development. 8. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 9. Provide five-foot-wide sidewalks throughout development in accordance with City Ordinance. 10. All construction shall conform to the requirements of the Americans with Disabilities Act. RZ-O4-0 11 / PP-O4-033 Cairns Crossing Subdivision Planning & Zoning CommissionlMayor & City Council October 7, 2004 (Hearing Date) Page 12 AGENCY COMMENTS FIRE DEPARTMENT 1. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 \12" 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 comers. f, Fire hydrants shall not have any vertical obstructions to outlets within 10' .The phasing plan may require that any roadway greater than 150' in length that is not provided with an outlet shall be required to have an approved turn around. 2. All entrance and internal roads shall have a turning radius of28' inside and 48' outside radius. 3. Provide a 20' wide Fire Lane for all internal & external roadways, 4. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping. 5. Commercial and office occupancies will require a fire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed an average 0000' apart. 6. The lloffice!commerciallots lot 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 year 2010. 7. Maintain a separation of 5' from the building to the dumpster enclosure. 8. Provide a Knoxbox entry system for the complex. 9. All processes & storage practices shall be required to comply with the International Fire Code. 10. Provide exterior egress lighting as required by the International Building & Fire Codes. RZ-O4-0111 PP-Q4-033 Cairns Crossing Subdivision Planning & Zoning CommissionlMayor & City Council October 7,2004 (Hearing Date) Page 13 11. Please contact the Fire Marshal at 888-1234 to work specific issues associated with this project. 12. Ifbuildings are sprinkled all fire connections will be within 100' of a hydrant. POLICE DEPARTMENT 1. The police department is recommending a gate or bollards at the 13th Street stub. SANITARY SERVICES 1. No comments received from SSC. PARKS DEPARTMENT 1. The Parks Department has no concerns with the site design as submitted with the application. RECOMMENDATION Staff recommends approval of the zoning and preliminary plat for Cairns Crossing Subdivision, with the requirements and comments as noted above. RZ-O4-0 11 ! PP-O4-033 Cairns Crossing Subdivision CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET October 7, 2004 ITEM # 6 DATE PROJECT NUMBER RZ 04-011 PROJECT NAME Cairns Crossing Subdivision FOR AGAINST NEUTRAL v r/ 1/ MAYOR TammydeWeerd olfcri di~\ IDAHO CITY COUNCIL MEMBERS Keith Bird William LM. Nary Shaun Wardle Charles M. Rountree STAFF REPORT: Hearing Date: October 7,2004 To: Planning & Zoning Commission / Mayor & City Council Bruce Freckleton, Development Services Manager ~ Wendy Kirkpatrick, AICP, Associate City Planner lJAL From: Re: RECEIVED OCï Ü ~ 2004 City of Meridian City Clerk Office Cairns Crossing Subdivision . Request for the Rezone of 9.16 acres from R-8 to c-c Zone for Cairns Crossing Subdivision by Landmark Engineering and Planning (File #RZ-04- 011) . Request for Preliminary Plat of Eleven (II) Commercial Building Lots on 9.16 Acres in a Proposed C-C Zone by Landmark Engineering and Planning, Inc (File #PP-04-033) 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: APPLICATIONS SUMMARY The applicant, Landmark Engineering and Planning, on behalf of Stubblefield Development Company, requests the zoning of a 9.l6-acre parcel, located immediately east of the recently constructed multi-tenant commercial building, Linder Crossing, and just to the east of the southeast corner of Cherry Lane and Linder Road. The parcel is currently zoned R -8 and located within the City of Meridian. The applicant is proposing to rezone the subject property to CoCo The proposed C-C zoning is compatible with the subject property's Commercial Comprehensive Plan designation. The applicant also requests preliminary plat approval to subdivide the 9. I 6-acre subj ect property into eleven (II) commercial lots, each with a single building and use. The proposed commercial subdivision will take access off of Cherry Lane and will have two cross-access points providing a connection to Linder Crossing. The proposed lots range in size from 21,119 square feet to 73,421 square feet. Planning & Zoning Commission/Mayor & City Council October 7, 2004 (Hearing Date) Page 2 Applications for a request to rezone the subject property to C-C (RZ-OO-005) and a Conditional Use Permit to allow commercial buildings and a gas station (CUP-00-O48) were submitted in 2000 and withdrawn in 2001 by the applicant. The 14,880 square foot commercial building (Linder Crossing) located directly east of the subject property was approved through a Certificate of Zoning Compliance in 2002. Staff and the Ada County Highway District (ACHD) have recommended that the applicant reduce the subdivision's number of access points off of Cherry Lane from three to two. ACHD and staffhave also recommended that the eastern access point be aligned with the Meridian Public Library's access point directly to the north of the subject property. The applicant is proposing to not provide a vehicular connection between the stub located at 13 th Street south of the subject property in a residential subdivision and the proposed commercial subdivision. According to the applicant, residents in the residential neighborhood to the south of the subject property are strongly opposed to a vehicular or pedestrian connection between the 13th Street stub and the subject property. ACHD is not requiring the applicant to provide a vehicular connection between 13th Street and the subject property. ACHD is, however, r~iring that the applicant provide a 10' pedestrian connection and emergency access at the 13 Street connection. The applicant is proposing to provide emergency vehicle access and a pedestrian connection at 13th Street; this proposal is supported by Meridian's Police and Fire Departments and ACHD. The connection at 13th Street was discussed at the public hearings held in 2001 for the Linder Crossing CUP and rezone applications. The applicant originally proposed to provide a vehicular connection at 13th Street. The CUP and rezone applications (RZ-00-005 and CUP-00-048) were withdrawn by the applicant before any decisions were made by Council regarding the access point at 13th Street. Staff is recommending approval of the request for rezone and preliminary plat applications with conditions. LOCATION The property is located just to the east of the southeast comer of Cherry Lane and Linder Road. The parcel is in Section 12, T3N, RIW. The property is designated as "Commercial" in the 2002 Comprehensive Plan. SURROUNDING PROPERTIES North - Cherry Lane is located directly to the north of the subject property. Christ Lutheran Church, Meridian's Public Library, and single family residences are located on the north side of Cherry Lane. RZ-04-011 / PP-O4-O33 Cairns Crossing Subdivision Planning & Zoning CommissionlMayor & City Council October 7, 2004 (Hearing Date) Page 3 South - Northgate Subdivision, a residential subdivision with R-4 zoning is located directly to the south of the subject property. East - A Middle School is located directly to the east of the subdivision. The Middle School property is zoned R-4. West - Linder Crossing, a 14,880 square foot multi-tenant commercial building, with C-N zoning is located directly to the west of the subject property. OWNER OF RECORD The property owner of record is Stubblefield Development Company. Notarized consent for the subject applications has been submitted. ZONING ANALYSIS According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms ofthe following standards and shall fmd adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in 11-15-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, ü not, has there been an application for a Comprehensive Plan amendment; Staff finds that the 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Commercial." The proposed C-C zoning is compatible with the Comprehensiye Plan designation of "Commercial." Staff also finds the following 2002 Comprehensive Plan text policies to be applicable (staff analysis is in italics below policy): . "Locate new community commercial areas on arterials or collectors near residential areas in such a way as to complement with adjoining residential areas." (Chapter VII, Goal I, Obj. B, #5) RZ-O4-011 / PP-O4-033 Cairns Crossing Subdivision Planning & Zoning Commission/Mayor & City Council October 7,2004 (Hearing Date) Page 4 The proposed Cairns Crossing Subdivision has frontage Cherry Lane, a principal arterial roadway. The applicant is proposing a pedestrian connection with the residential subdivision to the south of the subject property. The proposed commercial development complements adjoining residential areas. . "Require screening and buffering of commercial and industrial properties and residential use with transitional zoning." (Chapter VII, Goal IV., Obj. A, #6) As required under MCC 12-13, the applicant is proposing landscaping buffers at the edges of the subject property bordering Northgate residential subdivision. . "Permit new. . .commercial. . .developments 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, Obj. A, #6) Cairns Crossing Subdivision is contiguous to existing city limits and sanitary sewer, water and other urban utilities can be extended to meet the needs of the development. B. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; The property immediately to the west of the subject property was recently developed as a commercial development. Linder Crossing, a multi-tenant commercial building with CoN zoning was permitted through a CZC application in 2002. Staff finds a rezone of the proposed property would be compatible with other land use and facility changes in the area. c. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; No specific uses are proposed with this application. Staff finds that any future uses, if designed, constructed and operated in accordance with adopted city ordinances and standards, should be harmonious and appropriate in appearance with the existing character of the vicinity. D. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; RZ-O4-0 111 PP-O4-033 Cairns Crossing Subdivision Planning & Zoning CommissionlMayor & City Council October 7, 2004 (Hearing Date) Page 5 Staff finds the majority of the potential future uses on the subject property allowable in the C-C zoning district will not be hazardous or disturbing to existing or future neighboring uses if all development and landscaping ordinances are exercised. The proposed landscape buffers and the block walls located at the southern edge of the property and the southwest edge of the property adjoining residential uses are intended to mitigate any disturbances. The Commission and Council should rely on public testimony to determine whether the proposed uses will be disturbing or hazardous to the neighboring residential uses. E. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; Staff finds the public streets adjacent to the subject property will handle the additional traffic generated by future development. See the report from the Ada County Highway District for further details concerning the potential traffic impacts of the proposed development. ACHD has recommended that the applicant provide only two access points to Cherry Lane and that the eastern access point be aligned with the library's access point directly north of the subject property. See Zoning Comment "H" regarding the stub street at 13th Street. Sanitary sewer and water are either currently available or can be made available to provide service to the area. The Commission and Council should rely upon comments submitted by Meridian Police and Fire Departments to determine serviceability for these services. All other public services and facilities noted above appear to be adequate to service this property. F. 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 this deyelopment will not cause excessive additional requirements at public cost. All site improvements will be funded and constructed by the developer. We also find that the rezone alone will not be detrimental to the community's economic welfare. G. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that several of the allowed uses in the C-C zone may involve activities, processes, materials, equipment or conditions that could produce excessive traffic and noise and have other public impacts. The allowed uses in the C-C zone are generally limited to uses compatible with residential uses. The Commission and Council mav want to consider if a Development Agreement is desirous to address any potentially RZ-04-011 / PP-04-033 Cairns Crossing Subdivision Planning & Zoning Commission/Mayor & City Council October 7, 2004 (Hearing Date) Page 6 detrimental activities (e.g. prohibit 24-hour operations such as convenience stores). There is no mechanism other than a DA to place such a limitation on this subdivision. H. Will the area have vehicular approaches to the property which shaD be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the vehicular approaches, if modified as recommended by staff and ACHD, will not create an interference with traffic on surrounding streets. See the report from the Ada County Highway District for further details concerning the potential traffic impacts of the proposed development. ACHD has recommended that the applicant provided only two access points to Cherry Lane and that the eastern access point be aligned with the library's access point directly north of the subject property and that the applicant provide a pedestrian connection and emergency access at the 13th Street stub located to the south of the subject property. The applicant is proposing to not provide a vehicular connection between the stub located at 13th Street at the southern edge of the subject property and the proposed commercial subdivision. The applicant is, however, proposing to provide emergency vehicle access and a pedestrian connection at 13th Street; this proposal is supported by both Meridian's Police and Fire Departments and ACHD. Staff is supportive of the applicant's proposal to provide a pedestrian connection and emer~ency access at the 13th Street stub in light of the strong opposition by the residents of 13t Street to the vehicular connection and the relatively close proximity of 13th Street to Linder Road. The pedestrian connection will allow residents to easily access the commercial subdivision by foot or bicycle and steel feels that the proximity of 13th Street to Linder Road does not necessitate a vehicular connection at 13th Street. The connection at 13th Street was discussed at the public hearings held in 2001 for the Linder Crossing CUP and rezone arplications. The applicant originally proposed to provide a vehicular connection at 13t Street. The CUP and rezone applications (RZ-OO- 005 and CUP-00-048) were withdrawn by the applicant before any decisions were made by Council regarding the access point at 13th Street. . I. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff finds that the rezone alone will not result in the destruction, loss or damage of natural or scenic features. J. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992)" RZ-O4-011/ PP-O4-033 Cairns Crossing Subdivision Planning & Zoning CommissionlMayor & City Council October 7,2004 (Hearing Date) Page 7 Staff finds that the rezoning of this property would be in the best interest ofthe City for the following reasons: . increased commercial land base; . increased property tax revenue; . municipal services are available to the area; and . application substantially complies with the Comprehensive Plan. ZONING SITE SPECIFIC CONDITIONS 1. The legal description submitted with the application meets the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. 2. The subject property is within the Urban Service Planning Area. Essential City services can be made available to the subject property. 3. All future development on said property shall comply with the City of Meridian ordinances in effect at the time of application. 4. A Development Agreement shall be required. PRELIMINARY PLAT FINDINGS AND REOUIREMENTS 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 fmds that the 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Commercial" and staff fmds the subdivision to be in substantial compliance with the Plan. See other fmdings under the Annexation and Zoning analysis above. b. The availability of public services to accommodate the proposed development; Staff fmds that public services are readily available to the lots within the proposed subdivision. The Commission and Council should review comments provided by the Meridian Fire and Police Departments. RZ-O4-0t 1 / PP-O4-033 Cairns Crossing Subdivision Planning & Zoning Commission/Mayor & City Council October 7, 2004 (Hearing Date) Page 8 In accordance with Comp Plan policy # 12 (pg. 79) and policy #2 (pg. 107), staff finds that the number of vehicular access points to Meridian Road/SH 69 should be restricted and comply with ACHD policies in order to preserve the capacity and movement on the roadway at build-out. Staff and ACHD are recommending that the applicant modify the proposed site plan to include only two access points off of Cherry Lane rather than the three access points proposed by the applicant. c. The continuity of the proposed development with the capital improvement program; Staff fmds that the subdivision is in conformance with and will not negatively impact the capital improvement funds. d. The public financial capability of supporting services for the proposed development; Staff fmds that the development will not require major expenditures for supporting services. The developer will fund and construct the majority of the supporting services. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff fmds that as long as the developer complies with all regulatory agency standards, no health, safety or environmental problems are anticipated by this development. SPECIAL CONSIDERATIONS 1. Staff is recommending that the following requirements be included in a Development Agreement: A. A cross access agreement must be established for all subdivision lots. B. All buildings constructed in the subdivision (with the exception of buildings constructed on lots 6 and 7, if buildings on lots 6 and 7 are oriented towards Cherry Lane lot lines must be adjusted to allow adequate setbacks) must be oriented towards Cherry Lane. Windows and main entrances should be constructed on the north side of all buildings. Meridian's Comprehensive Plan (P. 102) lists as an objective the need to "Tequire neighborhood commercial areas to create a site design compatible with surrounding land uses." Staff feels that orienting all proposed structures towards Cherry Lane will help to improve the site design and make the commercial development more compatible with surrounding uses. C. All HV AC units located on the roofs of buildings must be screened. RZ-O4-011 / PP-O4-O33 Cairns Crossing Subdivision 9. Planning & Zoning CommissionlMayor & City Council October 7, 2004 (Hearing Date) Page 9 PRELIMINARY PLAT SITE SPECIFIC COMMENTS 1. Sanitary sewer service to this site will be from main line extensions from mains adjacent to the proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Sewer mains will not be allowed within landscape areas, beneath landscape islands, and manholes will not be allowed in parking and loading areas. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. 2. Water service to this site will be from main line extensions from existing water mains adjacent to the proposed development. The applicant will be responsible to construct water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. 3. Per MCC 12-13-10-4, construct a minimum 25-foot wide street buffer along Cherry Lane and a minimum 25-foot wide buffer adjacent to the southern boundary and a minimum 20' buffer along the eastern boundary. All required street buffers shall be located beyond any future right-of-way. 4. All landscape buffers shall be constructed prior to the issuance of any Certificate of Occupancy within the subdivision. 5. Please provide additional information on relocation of Cairns lateral. 6. The Preliminary Plat shall be revised as follows: a. Show where pump station will be relocated; b. Modify plat to show two access points off of Cherry Lane and align eastern access point with the library's access point; c. Provide a pedestrian connection to Cherry Lane at the western access point; d. Show an emergency access connection and pedestrian connection at the 13th Street stub; and e. Show second access point to the west on preliminary plat. 7. A detailed fencing and landscape plan, in compliance with MCC 12-13, shall be submitted with the final plat application. 8. Any proposed drive-thru's will require a Conditional Use Permit application. A Certificate of Zoning Compliance (CZC) will be required prior to the issuance of building permits. Since parking is not assessed with the preliminary plat, compliance RZ-O4-0111 PP-Q4-033 Cairns Crossing Subdivision Planning & Zoning ComrnissionlMayor & City Council October 7, 2004 (Hearing Date) Page 10 11. 12. 13. 14. 15. 16. with parking requirements will be verified with the Certificate(s) of Zoning Compliance. SSC must approye the site plan prior to the issuance of a CZC for the subject property. 10. 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 have to be removed. 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 a 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. Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate or discharge within a period of time not to exceed 24 hours for all storms up to and including a lOa-year storm event. Side slopes within drainage areas shall not exceed 3:1. The applicant has indicated that the business owners association will own and maintain the pressure irrigation system within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not ayailable, a single-point connection to the municipal 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 Meridian City Engineer. Complete plans and specifications shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the pressurized irrigation system O&M manual shall be submitted prior to plan approval. The Applicant shall be required to utilize any existing surface or well water for the primary source. Emergency access located at the 13th Street stub must be approved by Meridian's Fire and Police departments. Revise the plat note addressing setback lines; the note incorrectly lists the front setback as 20'. The setback is 25' for the C-C zoning district. Ordinance requires landscape buffers to be located in a common lot but applicant may request as a part of their application to have the landscape buffers to be located in easement. If the landscape buffers are located in an easement the landscaping shall be RZ-O4-0 11 / PP-O4-033 Cairns Crossing Snbdivision Planning & Zoning CommissionlMayor & City Council October 7,2004 (Hearing Date) Page 11 maintained by a common business owners association. Prior to City Council applicant must either modify the plat or request alternative compliance to allow the landscaping easement from the Planning Director. PRELIMINARY PLAT GENERAL REOUIREMENTS 1. Submit letter from the Ada County Street Name Committee, approying the subdivision and street names. Make any corrections necessary to conform, 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. Assessment fees for water and sewer service are determined during the building plan review process. 4. Two-hundred-fifty-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 5. Underground, year-round pressurized irrigation must be provided to all landscape areas on site. Please submit hook-up and design details based on the proposed landscaping. Due to the size 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. 6. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 7. Show all existing and proposed easements for irrigation/drainage facilities located within the boundaries ofthis proposed development. 8. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 9. Provide five-foot-wide sidewalks throughout development in accordance with City Ordinance. 10. All construction shall conform to the requirements of the Americans with Disabilities Act. RZ-O4-011/ PP-O4-033 Cairns Crossing Subdivision Planning & Zoning CommissionlMayor & City Council October 7,2004 (Hearing Date) Page 12 AGENCY COMMENTS FIRE DEPARTMENT 1. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 \12' 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 comers. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.The phasing plan may require that any roadway greater than 150' in length that is not provided with an outlet shall be required to have an approved turn around, 2. All entrance and internal roads shall have a turning radius of28' inside and 48' outside radius. 3. Provide a 20' wide Fire Lane for all internal & external roadways. 4. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping. 5. Commercial and office occupancies will require a fire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed an average of300' apart. 6. The lloffice/commerciallots lot 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 year 2010. 7. Maintain a separation of 5' from the building to the dumpster enclosure. 8. Provide a Knoxbox entry system for the complex. 9. All processes & storage practices shall be required to comply with the International Fire Code. 10. Provide exterior egress lighting as required by the International Building & Fire Codes. RZ-O4-O111 PP-O4-033 Cairns Crossing Subdivision Planning & Zoning CommissionlMayor & City Council October 7, 2004 (Hearing Date) Page 13 11. Please contact the Fire Marshal at 888-1234 to work specific issues associated with this project. 12. Ifbuildings are sprinkled all fire connections will be within 100' of a hydrant. POLICE DEPARTMENT 1. The police department is recommending a gate or bollards at the 13th Street stub. SANITARY SERVICES 1. No comments received from SSC. PARKS DEPARTMENT 1. The Parks Department has no concerns with the site design as submitted with the application. RECOMMENDATION Staff recommends approval of the zoning and preliminary plat for Cairns Crossing Subdivision, with the requirements and comments as noted above. RZ-Q4-0 11 / PP-O4-033 Cairns Crossing Subdivision