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Home My WebLink AboutWaltman Court Subdivision CUP CUP 04-044 MERIDIAN PLANNING & ZONING MEETING APPLICANT Buffalo Hump. LLC November 4. 2004 ITEM NO. 12 REQUEST Public Hearing: Conditional Use Permit for a contractor's yard in a C-G zone for Waltman Court Subdivision - 420 Waltman Court AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: See attached Staff Comments CITY ATTORNEY CITY POLICE DEPT: CITY fiRE DEPT: WI~VJ- tv ftC,o 6\lfl'" . ¥ C CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: No Comment No Comment MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: See aUached Comments SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: .~ t \1\1 ~~t-.,. ) Emailed: Date\\.fj-DL\ , Staff Initials: /' Phone: ~4 v-øq ~> Malefials presented al public meetings shall become property oIlhe City 01 Meridian. MAYOR Tammy deWeeni c{{;;; di!'C IDAHO LEGAL DEPARTMENT (208) 466-9272 . Fax 466-4405 CITY COUNCIL MEMBERS Keith Bini Christine Donnell Shann Wardle Charles M. Rountree PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500. Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533' FAX 888-6854 STAFF REPORT: Transmittal Date: November 1, 2004 P & Z Hearing Date: November 4,2004 To: Planning & Zoning Commission, Mayor and City Conncil From: Craig Hood, Associate City Planner (IN Bruce Freckleton, Development Services Manager ~ Waltman Court Subdivision / CUP J 20<04 Subject: . Preliminary Plat (PP) Approval of Five (5) Buildable Lots on 7.t6 Acres in a CoG Zone, by Buffalo Hump, LLC. (File No. PP-O4-036) . Conditional Use Permit (CUP) Approval for a Contractors Yard on 1.6 Acres in a CoG Zone, by Buffalo Hump, LLC. (File No. CUP-O4-044) APPLICATIONS SUMMARY The applicant, Buffalo Hump, LLC, has applied for Preliminary Plat (PP) approval of five (5) buildable lots on 7.16 acres, and Conditional Use Permit (CUP) approval to operate a contractors yard in the CoG zone. There is currently a home and some outbuildings on the site. The property is designated "Commercial" on the 2002 Comprehensive Plan Future Land Use Map and is currently zoned CoG. The site is located on the north side of Waltman Lane, at the southern terminus of SW 5th Avenue, approximately 1,000 feet west of Meridian Road. The proposed preliminary plat depicts five buildable lots, the extension of SW 5th Avenue into the site, and the construction of approximately 600-feet of Corporate Drive. The applicant is proposing to utilize an existing structure (previously a house) on Lot 4, Block 2, as the corporate office for the subject contractor. Another one of the four buildable lots, Lot 3, Block 2, is the subject of the proposed CUP application. The applicant is proposing to construct a 10,000 square-foot shop/office building and operate a contractors yard on Lot 3, Block 2. The remaining three proposed lots will be developed in the future. A CUP application is required because Meridian City Code 11-8-1 (Zoning Schedule of Use Control) requires a proposed contractors yard to receive CUP approval prior to operation. The applicant is not requesting any deviations from the standard dimensional standards (e.g. - building setbacks, lot frontage, building height, etc.) with the subject CUP application. Pp-o4~036, CUP~04-044 W,h- Cm'" Sobdi,;,iooPP.CUPdoo Mayor & City Council Page 2 In 2001, John and Sandra Goade applied for and received preliminary plat approval of a 6 lot office/commercial subdivision on this site called Waltman Court Subdivision (PP-OI-007). The applicant ofPP-01-007 failed to submit a final plat to the City and the preliminary plat approval has expired. The conditions contained within the subject report are consistent with the previous approval of PP-OI-007, with one exception. An ACHD condition of PP-OI-007 was a requirement to contribute approximately SO% of the costs of the Corporate Drive bridge crossing of the Ten Mile Creek. This condition was a factor in the previous applicant's failure to record a final plat, and the ACHD is no longer requiring a road trust for the bridge. The ACHD is requiring a road trust for the remaining on-site portion of Corporate Drive that is not being constructed with this application, but that will be constructed when Corporate Drive is extended across the Ten Mile Creek in the future. See Preliminary Plat Special Consideration #7 below and the ACHD report for further information regarding the crossing of the Ten Mile Creek. The subject applications (PP and CUP) were submitted concurrently to the Planning & Zoning Department for review. Staff has provided a detailed analysis and recommended conditions of approval for the requested preliminary plat and conditional use permit applications below. Staff recommends approval of the subject Conditional Use Permit (CUP-O4-044) and Preliminary Plat (PP-04-036) with the conditions outlined in this report. LOCATION The property is generally located 1,000 feet west of Meridian Road on the north side of Waltman Lane and on the south side of SW Sth Avenue, within Section 13, Township 3 North, Range 1 West. SURROUNDING PROPERTIES North - Troutner Business Park, zoned CoG. South - Vacant properties, zoned RUT in Ada County. East - Indoor/Outdoor Storage, zoned CoG. West - Single-family residential/vacant properties, zoned R-t in Ada County. OWNER OF RECORD The property owners of record are John and Sandra Goade, who have provided notarized consent for Buffalo Hump, LLC (Shane Mace), to submit the subject applications. PRELIMINARY PLAT FINDINGS Meridian City Code (MCC) 12-3-3 J.2 and 12-3-S D read as follows: "In determining the acceptance of a proposed subdivision, the CommissionlConncil shall consider the objectives of this title and at least the following: A. The conformance of the subdivision with the Comprehensive Development Plan; The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Commercial". 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 government offices. PP"{)4-036. CUP-04-044 W,l'm~ Co"" Sobd'"'"".PP.CUPd" Mayor & City Conncil Page 3 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): . "Permit 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 IV, Goal 1, Objective A, Action item 6) The subject site can be serviced by the City of Meridian's sanitary sewer and water systems. The applicant shall extend sanitary sewer and water mains to and through the subject site. . "Encourage infill development in vacantlnnderdeveloped areas within the City over fringe area development to halt the outward progression of urban development." (Chapter V, Goal I, Objective A) This parcel is underdeveloped and is considered irifìll development.. . "Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough, and Jackson and Evans drainages) throughout commercial, industrial and residential areas." (Chapter V, Goal 1, Objective A, Action item 11) See following bullet. . "Develop and maintain greenbelts along waterways." (Chapter V, Goal 1, Objective A,Actionitem4) " The applicant is proposing to leave the Ten Mile Creek open abutting this site. In accordance with the Comprehensive Plan, the applicant is proposing to construct a Multi-Use Pathway along the Ten Mile Creek, thereby enhancing the naturalfeatures and the development. (See detailed analysis in Special Consideration "A" below.) . "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, Action item 5) The applicant is proposing to install landscaping along Corporate Drive and SW 5th Avenue, as well as adjacent to the proposed parking area. Staff is recommending additional landscaping as part of the concurrent CUP application. . "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all land use decisions." (Chapter VI, Goalll, 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 PP-<>4-036. CUP-04"O44 W'"m~C<"utS,bd",iooPPCUPd", Mayor & City Conncil Page 4 and convenient. The applicant is proposing to construct 7-foot wide sidewalk for the entire frontage of Corporate Drive, and a 5-foot wide sidewalk adjacent to SW 5th Avenue. The AcHD is requiring the applicant to construct a 40-foot street section on both Corporate Drive and SW 5th Avenue. St(f/f is supportive of the proposed sidewalks and street sections, as they will accommodate pedestrians and bicycles both. Staff finds that the proposed subdivision is in compliance with the Comprehensive Plan. B. The availability of public services to accommodate the proposed development; Improvements to Waltman Lane and Corporate Drive in this area have not taken place in the recent past, and none are anticipated within the next 20 years (neither roadway is in ACHD's current Five-Year Work Program or CIP). ACHD is requiring the applicant to install roadway improvements (pavement widening, sidewalk, curb, gutter, etc.) on Waltman Lane abutting the site. Further, the ACHD is requiring the applicant to extend SW 5th Avenue into the site and utilize SW 5th A venue as the main access to/fi-om this site. ACHD is also requiring Corporate Drive to be constructed on-site. ACHD is recommending, with site-specific and standards conditions, approval of the subject development. The subject site can be serviced by the City of Meridian's sanitary sewer and water systems. The applicant shall extend sanitary sewer and water mains to and through the subject site. On October 8, 2004, a joint agency/department comments meeting was held with representatives of key service providers to this property. The detailed conditions fi-om the Fire Department and other agencies/departments are at the end of this report). The applicant should coordinate the location and design of refuse container(s) with Sanitary Services Company (SSe). Trash enclosures must be built in the location and to the size approved by SSC. All dumpster(s) must be screened in accordance with MCC 11-12-l.C. The Commission and Conncil should reference any written or verbal testimony submitted by the Meridian Police Department, and any other agency not listed above, regarding their ability to adequately service this project. Staff finds that the property proposed for development can be serviced by essential public facilities and services. c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not conflict with the capital improvement program because the developer is required to install sewer, water, local street infi-astructure, utilities and irrigation, for the development at their cost. PP-<)4.036. CUP-04-ü44 w.,- Co~ Sobdi'",ooPP.cuP.doo Mayor & City Conncil Page 5 D. The public fmancial capability of supporting services for the proposed development; The developer will be financing the extension of sewer, water, local/internal street inftastructure, utilities and irrigation services to serve the project. The primary public costs to serve the future site will be fire and police services. Staff finds that this development will not cause excessive additional requirements at public cost, if the applicant complies with the conditions of approval for the conditional use permit and preliminary plat applications. The Commission and Conncil consider the Meridian Police, Parks and Fire Departments' comments 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. The applicant is proposing to leave the Ten Mile Creek adjacent to the site. Staff finds that the Ten Mile Creek is a significant natural feature that should be protected through standard stormwater and rnn-off management practices. Staff is not aware of any other natural or scenic feature(s) of major importance in the area that may be affected by the proposed development. Staff finds the Commission and Council should rely on any public testimony that may be presented to determine whether the proposed use may cause health, safety or environmental problems of which staff is unaware. PRELIMINARY PLAT SPECIAL CONSIDERATIONS 1. Multi-Use Pathwavs: On the Comprehensive Plan Future Land Use Map, a multi-use pathway is shown adjacent to the Ten Mile Creek. The applicant is proposing to construct the portion of the pathway shown on the Comprehensive Plan that are adjacent to the site. The applicant is proposing to construct a majority of the pathway on-site, just north of the bank for the lateral. There is a portion of the pathway however, that is shown off-site. The applicant should either provide consent ftom the property owner to the south to construct the pathway that is outside the bonndaries of the plat, or construct the entire pathway on-site. Further, the proposed pathway shall meet the standards as set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3, sections B & C. The pathway must connect ftom one major arterial to another, and either an easement or ownership deed must be granted before the city will assume the maintenance of any section of pathway. The applicant should construct the pathway to the right-of-way for Corporate Drive so that it can tie into the future Ten Mile Creek bridge crossing. The pathway will then continue on along the south side of the creek, after the bride is constructed and the property to the south develops. The plat must dedicate an easement in favor of the City for public access and maintenance of the pathway. All adjacent landscape maintenance must be done by the Business Owners Association. See Site Specific Conditions #2 and #3 below. 2. Existing Structures: There are several existing structures within the bonndaries of the proposed plat. Some of the buildings span across proposed lot lines. If the subdivision is approved, most of the structures are accessory to the existing house and cannot be located PP4I-O36, CUP.O4-O44 W~'m~ Coo" ,""';,";oo.PPCUPd,, Mayor & City Conncil Page 6 on their own lot without a primary residence. Prior to signature of the [mal plat by the City Engineer, the barn spanning Lots 2 and 3, Block 2, and all other structures spanning across lot lines should be removed. See Site Specific Condition #4 below. The applicant has proposed continuing the use of the existing septic system for the building on this lot, nntil such time as municipal sewer is available for this lot. Wells may be used for non-domestic purposes such as landscape inigation. See Site Specific Condition #5 below. 3. Landscaping: The submitted landscape plan for the preliminary plat, prepared by Erickson-Civil, Inc., and dated 9-5-04 is not approved. Please make the following changes/notes and submit 10 full-size copies and one reduced copy to the City Clerk at least 10 days prior to the City Conncil hearing: Commercial Streets: Meridian City Code 12-13-10-4 requires a 10-foot wide landscape buffer along local/commercial streets. MCC 12-13-7-2 prohibits conifer trees from being planted along any non-residential street. In accordance with Meridian City Code, the applicant should ,rrovide a lO-foot wide landscape buffer along both sides of Corporate Drive and SW 5 Avenue, as proposed. All landscaping should be in accordance with MCC 12-13-10. Landscaping Multi-Use Pathwavs: Meridian City Code 12-13-12-9 requires all commercial, industrial, and office developments to provide a 5-foot wide buffer adjacent to any planned pathway that is in the City's Comprehensive Plan or Park System Master Plan. On the submitted site plan the applicant is not proposing any landscaping adjacent to the Ten Mile Creek pathway. In accordance with MCC 12-13-12-9, staff recommends that a minimum 5-foot wide landscape strip, with one tree for every 35-linear feet be provided along the north side of the Ten Mile Creek multi-use pathway. 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 are removed (MCC 12-13-13-3). The proceeding should be included in a revised landscape plan. See Site Specific Condition #6 below. 4. Fencing: The applicant did not submit a fencing plan with. the preliminary plat application. Staff is reQuesting that at the public hearing the applicant clarify what type of fence is anticipated along the south side of the plat. In order to prevent a shy- distance problem for patrons of the pathways, fencing constructed adjacent to the multi- use pathway should be a minimum of 5-feet from the edge of pavement. Unless otherwise approved by the City, all fencing shall be constructed in accordance with MCC 12-4-10. A detailed fencing plan should be submitted upon application of the [mal plat (MCC 12-4-1O.F.3). See Site Specific Condition #7 below. PP-Q4-036.CtJP-04-044 Wo1'=C"~S"bd¡""¡".PPCtJP."", 7. Mayor & City Council Page 7 5. Piping of Ditches, Laterals. and Canals: Meridian City Code 12-4-13.A.l requires all irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous, or which canals, ditches or lateral touch either or both sides of the area being subdivided, to be covered and enclosed with tiling or other covering equivalent in ability to detour access to said ditch, lateral or canal. The applicant is proposing to leave the Ten Mile Creek, which is a natural waterway, open. The Ten Mile Creek is a natural waterway that should be protected. In accordance with Meridian City Code, all other irrigation ditches, laterals or canals that cross, intersect or lie adjacent to the subject site should be covered or tiled. See Site Specific Condition #8 below. 6. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-ronnd source of water. The applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-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 Meridian City Engineer. See Site Specific Condition #9 below. Vehicular Bridge Crossing of Ten Mile Creek: As noted earlier in this report, when this site was reviewed in 2001, a condition was imposed on the developer for a road trust fund for approximately one-half the cost of constructing a vehicular bridge across the Ten Mile Creek. ACHD staff is no longer requiring the construction of a bridge (or road trusting for construction) as this site does not need access across the Ten Mile Creek; the applicant is constructing Corporate Drive within the site even though this development does not necessitate the construction; and, this property does not extend past the top of the bank for the Ten Mile Creek, and bridge construction would be an off-site improvement requirement. Please see the ACHD report for further information. Even though staff agrees with the ACHD in relieving the subject applicant of the burden of constructing a bridge across the Ten Mile Creek, staff continues to believe that a vehicular crossing of the Ten Mile Creek is critical in this part of the City. It is important for not only the general public and interconnectivity, but primarily for emergency access vehicles who currently have to drive aronnd the section in order to respond to calls on the south side of the Ten Mile Creek (via Franklin and Linder Roads). This situation is far from ideal for emergency service providers and City staff has been in contact with ACHD staff to try and resolve this situation. ACHD's believe is that construction of the bridge across the Ten Mile Creek should be the burden of the property owner to the south (Lorcher) and bridge construction in this situation is not the responsibility of the District or the current applicant. To ensure that the right-of-way for a vehicular bridge across the Ten Mile Creek is preserved for the future, the subject applicant should stub Corporate Drive to the southwestern property line. See Site Specific Condition #10 below. SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT) PP-{)4-036.CUP.O4-044 W,l",,~ C"rt ',bdi,i,io,.PP CUP d" 7. 8. Mayor & City Conncil Page 8 1. All conditions of the accompanying Conditional Use Permit (CUP-04-044) application shall also be considered conditions of the Preliminary Plat (PP-04-036). 2. The multi-use pathway along the Ten Mile Creek is approved as a 10-foot wide asphalt pathway. The applicant shall work with the City Parks Department to acquire the necessary approvals through the City's Master Pathway Agreement with the Nampa Meridian Inigation District (NMID).The applicant shall conform to the Parks Department's standards for construction of the pathway. The Business Owners' Association shall be responsible for maintenance of all landscaping adjacent to the pathway. 3. Add a note to the plat granting an easement in favor of the City of Meridian on the lots that contain the Ten Mile Creek multi-use pathway. Submit an encroachment agreement for any area of the pathway constructed outside of the bonndaries of the plat. 4. Prior to signature of the final plat by the City Engineer, the barn on Lots 2 and 3, Block 2, and all other structures spanning across lot lines shall be removed. 5. Applicant shall be required to connect the existing building on Lot 5, Block 2 to the mnnicipal sewer system when it becomes available. Until such time as municipal sewer is available, the existing septic system may be utilized. Wells may be used for non- domestic purposes such as landscape inigation 6. The submitted landscape plan, prepared by Erickson-Civil, Inc., and dated 9-S-04 is not approved as submitted. The following should be included in a revised landscape plan: . Provide a lO-foot wide landscape buffer along Corporate Drive and SW Sth A venue, as proposed. Conifer trees are not allowed. within the required buffer area. Landscaping shall be in accordance with MCC 12-13-10. . Any tree over 4" in caliper that is removed ITom 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. . Provide a minimum S-foot wide landscape strip, with one tree for every 3S-linear feet, along the north side of the Ten Mile Creek multi-use pathway. Submit 10 copies of a revised landscape plan, depicting the above-mentioned changes, to the City Clerk at least 10 days prior to the next public hearing. Fencing constructed adjacent to the multi-use pathway should be a minimum of S-feet ITom the edge of pavement. A detailed fencing plan should be submitted upon application of the final plat. Unless otherwise approved by the City, all fencing shall be constructed in accordance with MCC 12-4-10. The applicant shall not be required to tile or cover the Ten Mile. Creek. In accordance with Meridian City Code, all other inigation ditches, laterals or canals that cross, intersect or lie adjacent to the subject site shall be covered or tiled. Any ditch, canal or PP-<J4.036. CUP.Q4-044 W"'mttCo""S"bd¡~"¡"PP.CUP."', 14. 15. 16. Mayor & City Conncil Page 9 lateral to be piped shall be shown on plans, which shall be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 9. Undergronnd vear-ronnd pressurized irrigation must be provided to all lots within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-ronnd source of water. If the pressurized irrigation system within this development is to remain a private association system, 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. If a surface or well source is not available, a single-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. 10. Dedicate a full right-of-way width for Corporate Drive throughout the site and to the southwestern property line (stub) so that a bridge crossing can be made in the future. 11. 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. Cover over the sanitary sewer shall be no less that three-feet from finish grade to the top of pipe. 12. Other than the access points that have specifically been approved with this application by ACHD, direct lot access to Corporate Drive is prohibited. 13. A drainage plan designed by a State ofldaho 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 Enviromnental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Connties and City of Meridian standards and policies. Off-site disposal into surface water is prohibited nnless 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. Coordinate fire hydrant placement with the City of Meridian Public Works Department. Streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at the expense of the Applicant. Typical locations are at street intersections and/or fire hydrants. Developer shall coordinate mailbox locations with the Meridian Post Office. PP-O4-036. CUP-04-044 W,"- Co"" S"bdi'oioo.PP.cuP,"" 23. 24. 25. Mayor & City Conncil Page 10 17. All sidewalks shall be constructed in accordance with MCC 12-S-2.K. Prior to signature of the final plates), all sidewalks shall be constructed or a financial guarantee that said improvements will be completed shall be provided 18. All lot, parcel and tract sizes shall meet the minimum dimensional standards as established in the zoning ordinance. A note shall be placed on the final plat stating that unless otherwise approved, all building setbacks shall meet the requirements of the zoning ordinance in effect at the time of building permit submittal. 19. 20. Unless otherwise approved through the CUP, minimum building setback lines shall be in accordance with the zoning ordinance in effect at the time of issuance of building permit(s). 21. Compaction test results must be submitted to the Meridian Building Department forall building pads receiving engineered backfill, where footing would sit atop fill material. 22. A letter of credit or cash surety in the amount of 110% will be required for all landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature of the final plat. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. Plat approval shall be subject to the expiration provisions set forth in MCc. Staff's failure to cite specific ordinance provisions or terms of the approved preliminary plat, conditional use permit or development agreement does not relieve Applicant of responsibility for compliance. CONDITIONAL USE PERMIT FINDINGS 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): A. 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; The proposed contractors yard is listed in the Zoning Schedule. of Use Control (11-8-1) as a conditional use within the proposed CoG zone. Contractors yards are not a listed use in MCC 11-13 (Off-Street Parking and Loading Facilities). For used not listed in MCC 11-13, parking spaces shall be provided on the same basis as required for the most similar listed use or as determined by the PP4\.O36.CUP.04.044 W'"m~ CO"" SO"ji'¡'¡ooPPCUP.d" Mayor & City Conncil Page 11 Commission (MCC 11-13-5.B.8). For reference, MCC 11-13-5.B requires warehouse and storage buildings to provide lon-site parking space for every 1,000 square feet of floor area plus one for each vehicle used in the conduct of the business; manufacturing, storage, and wholesale uses are required to provide 1 space for every 2 employees on the largest shift plus one for each vehicle used in the conduct ofthe business. The submitted site plan depicts 32 on-site parking stalls for the contractors yard, shop and office. The applicant is providing a ratio of 1 stall for every 312 square feet of building (10,000 sq. ft. building/32 stalls = 1 stall per every 312.5 sq. ft. bldg.). Staff finds that this parking ratio should be sufficient for the proposed use. MCC 11-13 outlines the design requirements for all off-street parking facilities (drive aisles, stalls, striping, etc.). The applicant is proposing to construct parking for the shop and office building in accordance with MCC. Staff is supportive of the proposed parking plan. Staff finds that the site is large enough to accommodate the proposed uses and all vards. open spaces, parking. landscaping and other features required bv ordinance. The Commission and Conncil should relv on the applicant's testimonv at the public hearing, staff's analvsis. and established parking standards outlined in MCC 11-13-S to determine if the site is large enough to provide adequate parking for the proposed use. See Site Specific Condition #6 below. B. 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 purpose of the CoG district is to provide for commercial uses, which are customarily operated entirely or almost entirely within a building (MCC 11- 7-2.K). Staff finds that the proposed contractors yard is not principally permitted in the CoG zone and does not meet the purpose statement of the zone. Even though contractors yards are not principally permitted in the CoG zone, they are allowed conditionally. Therefore, if approved as a CUP, staff finds that the project will be in compliance with the requirements established by ordinance. Further, staff finds that the requested use will be consistent with the goals, objectives, and action items of the Comprehensive Plan if the conditions in this report are complied with. See Preliminary Plat Finding "A" above for further information. c. That the design, construction, operation, and maintenance wiD 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 construction, operation, and maintenance of a contractors yard will change the existing character of the general vicinity. However, if all of the conditions imposed are complied with, staff does not believe that the change will adversely affect the neighborhood. Staff finds that the proposed contractors yard will not significantly change the intended character of the general vicinity, and that the design, operation, and maintenance should be compatible with other uses in the neighborhood. Staff recommends that the Commission and Conncil reference anv written or oral testimonv "-"4.OJ6. CUP-O4-044 W'"mw Co"" S,bdi..ID",CUP.do, G. H. Mayor & City Council Page 12 provided at the public hearing, as well as staff's analvsis, when determining if the proposed use will adverselv change the character of the area. D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; If the applicant complies with all conditions imposed, staff does not anticipate that the proposed use will have any adverse affect on nearby properties. Staff recommends that the Commission and Conncil reference any written or oral testimony provided at the public hearing, as well as staffs analysis, when determining if the proposed use will adversely affect other property in the vicinity. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fU'e 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; Please see the findings in section "B" of the Preliminary Plat portion ofthis report. F. 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; The developer will be financing the extension of sewer, water, local/internal street inftastructure, utilities and irrigation services to serve the project. The primary public costs to serve the future site will be fire and police services. Staff finds that this development will not cause excessive additional requirements. at public cost, if the applicant complies with the conditions of approval for the conditional use permit and preliminary plat applications. 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; Staff finds that the proposed use will create additional traffic on the adjacent roads. Further, the parking and maneuvering ofvehicll:S and goods on this site may generate additional noise for surronnding properties. However, staff does not believe that the additional noise should be excessive. If the conditions imposed with this report are complied with, staff finds 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. See Site Specific Condition #3 below. 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; PP-<J4.DJ6.CUP.Q4.Q44 Wo1t_Co""Sobd¡,¡,¡ooPP.CUP.d,,, Mayor & City Conncil Page 13 If parking is designed in conformance with the City's requirements, and the applicant complies with all of ACHD's requirements, staff finds that the proposed use will not create significant interference with any traffic on the surronnding public streets. I. 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. The applicant is proposing to leave the Ten Mile Creek adjacent to the site. Staff finds that the Ten Mile Creek is a significant natural feature that should be protected through standard stormwater and run-off management practices. Staff is not aware of any other natural, scenic or historical feature(s) of major importance in the area that may be affected by the proposed development. Staff finds the Commission and Council should rely on any public testimony that may be presented to determine whether the proposed use may cause health, safety or environmental problems of which staff is unaware. PERFO~CESTANDARDS Certain unique land uses pose special problems that may have detrimental influences on surrounding land uses. The following performance standards for such unique land uses shall be adhered to in addition to all other provisions of this Title (Ord. 11-12-3). The following is the list of standards fonnd in 11-12-3.E (Contractors Yard) and analysis by staff: 1. Will be located a minimum distance of three hundred feet from any residence except for an owner's residence; Staff finds that the proposed contractors yard is within 300 feet of a structure formerly used as a residence. However, this structure is on the applicant's property and lies within the bonndaries of the concurrent preliminary plat. This structure has previously been approved for a commercial use and will be further converted to be an office. Staff finds that there is a second residence within 300-feet of the proposed contractors yard. There is a home on Waltman Lane that is approximately 200-feet from the proposed contractors yard. Due to the close proximity of the contractors yard to this residence, staff recommends that the Commission and Conncil require the applicant to construct an 8- foot tall fence around the contractors yard and provide a I5-foot wide landscape buffer, with buffer materials as outlined in 12-13-12-3.A & C along the south and west sides of the contractors yard. See Site Specific Condition #3 below. 2. Will have a screening fence around areas utilized for storage of equipment; and The applicant is proposing 6-foot fencing around the material storage area. The applicant does not state what type of fencing is proposed. In accordance with MCC 11-13-3.E, screening fence should be installed aronnd all areas utilized for storage of equipment. See Standard #1 above and Site Specific Condition #3 below. PP-{)4-o36, CUP-04-044 W.'m~ Co,," S,bdi'ò,òooPPCUPd" 3. 4. Mayor & City Conncil Page 14 3. Will be limited to storage, maintenance and general processing incidental to contracting work. There shall be no general industrial or commercial uses. No other general industrial uses are proposed, and none are approved with this application. Unless otherwise approved by the City, no other general industrial of commercial uses are approved. SPECIAL CONSIDERATIONS (CONDITIONAL USE/pm 1. Landscapine: Meridian City 12-13-11-2.B requires a minimum 5-foot wide perimeter landscape strip along all interior lot lines that are adjacent to parking, loading, or other paved vehicular use areas, including driveways, vehicle sales areas, truck parking areas, bus parking areas, and vehicle storage areas. The proposed site plan does depict a landscape planter adjacent to the parking area near Corporate Drive, but it does not depict a landscape strip adjacent to driveway to the material storage portion of the site. A revised landscape plan should include: a 5-foot wide landscape strip alone all interior lot lines that are adjacent to paved vehicular use areas (MCC 12-13-11-2). See Site Specific Condition #4 below. 2. StoraeelLoadine Area: Meridian City Code 11-13-6.C requires all open off-street loading berths to be improved in accord with the standards established. In situations similar to this one in the past the City has required storage areas to be improved with a dustless material. In accordance with MCC 11-13-6.C, and previous applications that proposed outdoor storage areas, the applicant should improve the material storage area on the south side of the proposed building with a dustless material. Staff recommends that recycled asphalt be used, as it does not create drainage problems but does an excellent job of keeping dust down. See Site Specific Condition #5 below. SITE SPECIFIC CONDITIONS (CONDITIONAL USE PERMIT) 1. All conditions of the accompanying Preliminary Plat (pP-04-036) application shall also be considered conditions of the Conditional Use Permit (CUP-04-044) application. 2. Provide all required building setbacks, open spaces, landscaping, parking and other features required by Meridian City Ordinance and as outlined in this report. At least 10 davs prior to the Citv Conncil hearine. submit 10 copies of a revised site plan and landscape plan reflectine the features required with this report. In order to protect the existing off-site residence on Waltman Lane ITom excessive traffic, noise, smoke, fumes, glare or odors generated on this site, construct an 8-foot tall fence aronnd the contractors yard and provide a IS-foot wide landscape buffer, with buffer materials as outlined in 12-13-12-3.A & C along the south and west sides of the contractors yard. In accordance with MCC 11-13-3.E, screening fence should be installed aronnd all areas utilized for storage of equipment. Construct a 5-foot wide landscape strip along all interior lot lines that are adjacent to paved vehicular use areas. Landscape materials within the landscape strips shall conform to MCC 12-13-11-2. PP-<J4-036.CUP-IM-044 W"-CoooSobdi"i,io<PP.CUP.do, 9. 10. 11. 12. Mayor & City Conncil Page 15 S. In accordance with MCC ll-I3-6.C, the applicant shall improve the material storage area on the south side of the proposed building with a dustless material. Staff recommends that recycled asphalt be used, as it does not create drainage problems but does an excellent job of keeping dust down. 6. Off-street parking is approved as shown on the submitted site plan. In accordance with MCC 11-13-5, all standard parking stalls must be constructed 9 feet by 19 feet minimum and drive aisles must be at least 2S-feet wide. All vehicular use areas shall be improved in accordance with Meridian City Code and this report. Project architect shall certify that the number and size of handicap-accessible spaces conforms to the Americans with Disabilities Act (ADA). Handicap accessible stalls must have signage in accordance per ADA. 7. The applicant shall coordinate the location and design of trash dumpster(s) with Sanitary Services Company (SSC) staff. Trash enclosures must be built in the location and to the size approved by SSC. All dumpster(s) must be screened in accordance with MCC 11-12- I.C. Prior to issuance of a Certificate of Zoning Compliance (CZC), the applicant shall submit an approved (stamped) site plao ITom SSC. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal. 8. Any roadway greater than ISO' in length that is not provided with an outlet shall be required to have an approved turn aronnd. No signs are approved with this CUP. All signs will require a separate sign permit in compliance with the sign ordinance. All signage shall be in accordance with the standards set forth in Section 11-14 of the City Zoning and Development Ordinance. 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 Certificate of Zoning Compliance (CZC) ITom the Meridian Planning and Zoning Department (MCC 11-19-1). In accordance with MCC 12-13-8 and MCC 9-1-2, an nndergronnd, pressurized irrigation system shall be installed to all landscape areas. 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 Enviromnental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Connties and City of Meridian standards and policies. Off-site disposal into surface water is prohibited nnless 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. PP-04.036.CUP.04-Q44 W"-C","S,bd""""PP.CUP.doc Mayor & City Conncil Page 16 13. Outside lighting shall be designed and placed in such a manner as to eliminate glare and illumination of the adjoining roadways and properties, in accordance with City Ordinance Section 11-13-4.C. 14. All required improvements must be complete prior to obtaining a Certificate of Occupancy for the proposed development. A temporary Certificate of Occupancy may be obtained by providing surety to the City in the form of a letter of credit or cash in the amonnt of 110% of the cost of the required improvements (including paving, striping, landscaping, and irrigation). A bid must accompany any request for temporary occupancy. Any temporary occupancy will not exceed 60 days to complete the required improvements. IS. This conditional use permit shall be valid for a maximum period of 18 months. If construction has not begnn within this timefi-ame, a new conditional use permit must be obtained prior to the start of development. 16. The applicant's (or successor's) failure to comply with any of the terms of approval of the conditional use permit shall be cause for revocation of the conditional use permit. OTHER AGENCYIDEPARTMENT COMMENTS/CONDITIONS MERIDIAN FIRE DEPARTMENT CONDITIONS 1. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 W' 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. Fire Hydrants shall be placed on corners. Fire hydrants shall not have any vertical obstructions to outlets within 10'. 2. 3. 4. S. 6. e. f. Any roadway greater than 150' in length that is not provided with an outlet shall be required to have an approved turn around. All entrance and internal roads shall have a turning radius of28' inside and 48' outside. Insure that all yet nndeveloped parcels are maintained free of combustible vegetation. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. The roadways shall be built to Ada Connty Highway Standards and shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. PP-{)4-0J6.CUP.Q4-044 WilimM Cowt S,bdi'"'m.PP.CUPd" 12. 13. 14. IS. Mayor & City Conncil Page 17 7. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping. 8. Commercial and office occupancies will require a fire-flow consistent with the Uniform Fire Code to service the proposed project. Fire hydrants shall be placed an average of 300' apart. 9. The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.5 miles ITom a given location and sufficient operational funds to staff the facilities. 10. The S officelcommerciallots lot will have an nnknown transient population and will have an nnknown impact on Meridian Fire Department call volumes. The Meridiao 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. 11. Provide a Knoxbox entry system for the complex. All processes & storage practices shall be required to comply with the International Fire Code. Provide a 20' wide Fire Lane for all internal & external roadways. Any chemical storage on the site will require compliance with IFC and MCC 11-12-3.A. This includes agricultural fertilizers and chemicals. Any activity involving the use or storage of flammable or explosive materials shall be protected by adequate firefighting and fire-prevention equipment and by such safety devises as are normally used in the handling of any such material. Such hazards shall be kept removed ITom adjacent activities to a distance which is compatible with the potential danger involved as specified in the UFC, Uniform Life Safety Code, MCC 11-12-3.C, and the National Safety Fonndation publications. SANITARY SERVICE COMPANY 1. Design the enclosure(s) per the standard recommendations of SSC for access, gates, floor/pad, container stopslbumpers, and dimensions. Coordinate the location aDd design with SSC. Approval of the trash enclosure design will be required prior to issuance of a Certificate of Zoning Compliance for the project. MERIDIAN PARKS DEPARTMENT 1. Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3- 2 and 3-3, sections B & C. "-<4-036. CUP-04-044 W"¡'mM CorntS,bd;,;,io..PPCUP do, Mayor & City Conncil Page 18 2. Standard for City to assume Maintenance of a section of Pathway: The pathway must connect £Tom one major arterial to another, and either an easement or ownership deed must be granted before the city will assume the maintenance of any section of pathway. RECOMMENDATION Staff recommends approval of the submitted Preliminary Plat (PP-O4-036) application, and Conditional Use (CUP-O4-044) application with the conditions listed herein. "41-036. CUP.04-044 W,hmtt Coo" Sobd',"'"PP.cuP.'" ~ . j .'¡ t1,¡ J ~ 4: ~ 1~ Z'i4tUa 1503 FIRST STREET' SOUTH NAMPA, IDAHO 83651-4395 FAX # 208.463-0092 19 October, 2004 Phones: Areo Cod. 208 OFFICE: Nompo 466-7861 SHOP: Nompo 466-0663 William. G. Berg Jr. City Clerk City of Meridian 33 East Idaho Ave. Meridian, ill 83642 RE: PPO4-036 & CUPO4-044/Waltman Court Subdivision Dear Will: Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed, for review, prior to final platting. Please contact Donna Moore at 466-7861 for further information. All laterals and waste ways must be protected. The District's Ten-Mile Drain courses along the westerly bonndary of this proposed project. This easement must be protected and any encroachment without a signed License Agreement and approved plan, before any construction is started, is nnacceptable. All municipal surface drainage must be retained on site. If any mnnicipal surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. The developer must comply with Idaho Code 31-380S. It is recommended that irrigation waterbe'made available to all dev~!opmentswithin the Nampa & Meridian Irrigation District. Thank you, ¡J è:V ø~ Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BHldbg C: Water Superintendent Erickson, Ross; 5293 N. Schubert Ave, Meridian, 83642 File-Office/Shop APPROXIMATE IRRIGABlE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - AO.OOO ~&~~od 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 20 October 2004 phones: Area Cade 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Ross Erickson Erickson-Civil, Inc. 5293 N. Schubert Ave. Meridian, ID 83642 RE: Land Use Change Application - Waltman Court Subdivision Please note the District now reQuires three (3) sets of plans Dear Mr. Erickson: Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above-referenced development. If this development is under a "rush" to be finalized, I would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P. Anderson, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have.any questions concerning this matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sincerely, [;) MM- 7c - !rj øLe- Donna N. Moore, Asst. SecretarylTreasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Will Berg, City Clerk, Meridian City Buffalo Hump, LLC, PO Box 6766, Boise, ID 83707 John & Sandra Goade, 2647 N. SilverleafWay, Meridian, ID 83642 Shane Mace, PO Box 6766, Boise, ID 83707 enc. APPROXIMATE IRRIGAßlE ACRES RIVER FLOW RIGtfTS - 23.000 BOISE PROJECT RIGHTS - 40,000 --'~-.. A"'-'l'.",n'",~"" .¿r~ Ada County Highway District John S. Fran~en, President David E. Wy~koop 1st Vice President Susan S. Eastlake, 2nd Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner 3775 N. Adams Street Garden City 10 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: tellus@ACHD.ada.id.us October 26, 2004 ~'. .n-..,., ~[)~ .:' ,L~ . ¡,;OV - 1 2004 To: Shane Mace, Buffalo Hump LLC P.O. Box 6766 Boise, Idaho 83707 Cily of Meridian City Clerk Office Subject: MPP04-036/MCUP04-Q44 Waltman Court Subdivision 420 Waltman Court On October 26, 2004, the Ada County Highway District staff 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 208-387-6174. ?rz vAA\ 1 \~vt-ût{ Yr~t1fIÞ: Si erely, O"~ Planner II Right-of-way & Development Services, Planning Division CC: ïiiï\liiitruction Services, Drainage, Utilities Erickson-Civil, Inc. 5293 N. Schubert Avenue Meridian, Idaho 83642 .....;';~i"'~ . ~ 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 as of October 26. 2004. Tech Review for this item was held with the applicant on October 15. 2004. Please refer to the attachment for appeal guidelines. Staff contact: Lori Den Hartog, phone: 387-6174, E-mail: ldenhartoq@achd.ada.id.us File Numbers: Waltman Court Subdivision-MPPO4-036/MCUPO4-044 Site address: 420 Waltman Court Applicant: Shane Mace Buffalo Hump, LLC P.O. Box 6766 Boise, Idaho 83707 Representative: Erickson-Civil, Inc. 5293 N. Schubert Avenue Meridian, Idaho 83642 Application Information: The applicant has submitted the above referenced application to the City of Meridian requesting preliminary plat and conditional use permit approval for the development of 5 commercial lots on 7. 16-acres. The site is located on the south side of Hubbard Road, Y:. mile east of Linder Road. Acreage: 7.16 Zoning: CoG Commercial lots: 5 Vicinity Map A. Findings of Fact 1. Trip Generation: This development is estimated to generate 686 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be impact fees that are assessed and due prior to issuance of any building permits. The assessed impact fees 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. 4. Site Information: There is one existing residence on the site; the balance of the site is undeveloped. 5. Description of Adjacent Surrounding Area: Direction Land Use North Troutner Business Park South Undeveloped Zoning L-a and CoG RUT& R1-Ada County C-G-Ci of Meridian RR-Ada Count R1-Ada Count East West residential 6 I ctdR d mpa e oa ways Roadway Frontage Functional Traffic Count Level of Speed Classification Service" Limit SW5'" 60' Local/Commercial No counts available N/A 25 MPH Avenue Waltman Lane 163' Local/Commercial No counts available N/A 25 MPH Corporate None Future Collector 25 MPH Drive (with exception of (Future) (extension) unimproved right-of- way) 7. 8. 9. 2 Roadway Improvements Adjacent To and Near the Site SW 5th Avenue north of the site was constructed as a 41-foot commercial street section with 5-foot detached concrete sidewalks. Waltman Lane currently has 24-feet of pavement and no curb,gutter, or sidewalk. Corporate Drive (extension) is not yet constructed adjacent to the east of this site. Existing Right-of-Way SW 5th Avenue currently has 60-feet of right-of-way, and was constructed as a stub street to this site. e Waltman Lane currently has 50-feet of right-of-way abutting the site. Corporate Drive (extension) currently has 37 -feet of existing right-of-way adjacent to the east of this site. Existing Access to the Site There is one existing driveway on Waltman Lane. B. 1, 2. 3 10. Site History ACHD reviewed this site for a 5-lot commercial subdivision in July 2000 and a revised 6-lot commercial subdivision in April 2001. At that time the District required the extension of Corporate Drive and SW 5th Avenue into and through the site. Corporate Drive was required to be constructed as a 46-foot street section, and the District was going to compensate the applicant with impact fee dollars for the 6-feet of roadway beyond the local/commercial street standard of 40-feet. However, Corporate Drive, as a collector roadway, is no longer eligible for impact fee funds. Roadway improvements and right-of-way dedication were required for Waltman Lane abutting the site. 11. Capital Improvements PlanlFive Year Work Program Meridian Road is scheduled in the Capital Improvements Plan (2003) to be widened to 3 to 4 lanes from Main Street to Fairview Avenue in 16 to 20 years. The intersection of Main Street and Meridian Road is also scheduled for traffic circulation improvements. Findings for Consideration Right-at-Way SW 5111 Avenue & Waltman Lane 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 5-foot wide detached concrete sidewalks. The applicant has proposed 54-feet of right-of-way for the extension of SW 5th A venue. This proposal meets District policy. The applicant has not proposed to dedicate any additional right-of-way on Waltman Lane. The applicant will be required to dedicate 2-feet of additional right-of-way abutting the site for Waltman Lane. Corporate Drive (extension) District policy requires 70-feet of right-of-way on collector roadways (Figure 72-F1 B). This right-of- way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached sidewalks and bike lanes. Modification of Policv The applicant has proposed 54-feet of right-of-way for Corporate Drive. This proposal varies from the standard right-of-way width of 7a-feet for a collector roadway. Staff recommends that a modification of policy be granted to allow the 54-feet of right-of-way due to a written legal agreement with the property owner to the east of this sIte. The agreement with the property owner to the east specifies that the right-of-way width for Corporate Drive will only be 54-feet. Therefore, to obtain a consistent street section for Corporate Drive, the District should only obtain 54-feet of right-of-way from this property owner. Street Sections SW 5th Avenue & Waltman Lane 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. The applicant has Proposed to extend SW 5th Avenue into the site from the north property line and construct it as a 40-foot street section with vertical curb, gutter, and 5-foot concrete sidewalks. This proposal meets District policy and is approved with this applicaüon. The applicant has not proposed any roadway improvements abutting the site on Waltman Lane. The applicant will be required to widen the pavement to one-half of a 40-foot street section and construct vertical curb, gutter, and a 5-foot concrete sidewalk. Corporate Drive (extension) District policy 72-F1 B requires collector roadways to be constructed as a 46-foot street section with vertical curb, gutter and 5-foot detached (or 7-foot attached) concrete sidewalk within 70-feet of right- of-way with parking prohibited on both sides. Modification of Policv The applicant has proposed a 40-foot street section for Corporate Drive. This proposal varies from the standard street section width of 46-feet for a collector roadway. Staff recommends that a modification of policy be granted to allow the 40-foot street section due to a written legal agreement with the property owner to the east. The agreement with the property owner to the east specifies that the street section for Corporate Drive will only be 40-feet. Therefore, to obtain a consistent street section for Corporate Drive, the District should only require this applicant to construct a 40-foot wide collector street. The applicant is proposing to construct 7-foot wide sidewalks and vertical curb and gutter for Corporate Drive; that proposal meets District policy. The applicant has proposed a temporary tumaround at the western terminus of Corporate Drive next to the Ten Mile Drain. The site plan indicates that the roadway improvements will not be constructed to the property line. District staff is supportive of that proposal due to the fact that when the bridge is constructed the improvements on both the north and south sides of the drain will have to be designed with the bridge structure. Therefore, the applicant should provide the District with a road trust deposit in the amount of $12, 700 for the full street improvements (Pavement, vertical curb, gutter, and 7-foot concrete sidewalks, 10% for drainage, and 10% for contingencies) for Corporate Drive (approximately 120-feet) where those improvements are proposed to NOT be constructed at this time. 3. Stub Streets District policy 7205.5 states that stub streets will be required to provide intra-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 a temporary 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. The applicant is proposing to extend SW 5th Avenue from the north property line into the site. This proposal meets District policy and is accordance with the concept plan for the Corporate Drive extension and the traffic circulation plan throughout this area of Meridian. 4 The applicant is proposing to construct Corporate Drive (extension) within the site from the east property line to the west property line. This proposal meets District policy and is accordance with the concept plan for the Corporate Drive extension and the traffic circulation plan throughout this area of Meridian. The applicant has provided a temporary easement for fire truck tumaround at the eastem end of Corporate Drive; the applicant should provide the District with a written approval for the turnaround easement from the local fire district. The applicant has also proposed to construct a temporary turnaround at the westem terminus of Corporate Drive. 4. Bridge Crossing of the Ten Mile Drain The Ten Mile Drain is along the west property line of this site. The applicant has not proposed to either construct a bridge across the drain or provide a road trust for a portion of the cost of the bridge. District staff is supportive of this proposal for the following reasons: a.) This site has adequate access with the extension of 5th Avenue. and does not require the additional access point that the bridge (further extension of Corporate) would provide. b.) The applicant has offered to construct Corporate Drive within the site even though the traffic generated by this development does not necessitate the construction of Corporate Drive. c.) The property on the south side of the Ten Mile Drain will need the bridge and the connection to Corporate Drive in order to provide adequate access for any re-development; and that property owner should bear the burden for the bridge crossing of the Ten Mile Drain. 5. Driveways ~ 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). District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 25 to align or offset a minimum of 1 05-feet from any existing or proposed driveway. The applicant has proposed several driveways on Corporate Drive. The Driveway for Lot 1, Block 1 is proposed to be located 100-feet east of sw!f' Avenue. This driveway does NOT meet District policy and will be required to be shifted a minimum of 5-feet to the east to provide an offset of a 105-feet from SW fth Avenue. The driveway for Lots 2 and 3, Block 2 is proposed to be located on the south side of Corporate Drive in alignment with the driveway for Lot 1, Block 1. This driveway is proposed to be a shared driveway. This driveway will also be required to shift a minimum of 5-feet to the east, and it shall be in alignment with the driveway on the north side of Corporate Drive for Lot 1, Block 1. There are two driveways proposed for Lot 1, Block 2. The first is proposed to be located on the south side of Corporate Drive approximately 10-feet west of SW 5th Avenue. This location does NOT meet District policy. The applicant could shift the driveway to be in alignment with SW fth Avenue and make it a shared access between Lot 1 and Lot 2, Block 2. If the driveway was constructed in alignment with sw!f' Avenue, it would meet District policy. 5 C. 1. 2. 3. 6 The second driveway proposed for Lot 1, Block 2 is located approximately 170-feet west of SW Sh Avenue. This location meets District policy and should be approved with this application. Width õi5iriët 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. The applicant has proposed a 40-foot wide shared driveway for Lot 2 and Lot 3, Block 2. This width does NOT meet District policy. The driveway should be no wider than 35-feet. The applicant has proposed the driveways for Lot 1, Block 1 and Lot 1, Block 2 to be constructed as 30-foot wide curb cut driveways. The width meets District policy. The driveways will be required to be constructed as curb return type driveways as they are located on a collector roadway. 6. Commuteride Alternative Transportation Program (A TP) 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. Transportation Management Association (TMA) or Transportation Management Organization (TMO) . 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. Site Specific Conditions of Approval Extend SW 5th Avenue into the site from the north property line and construct it as a 40-foot street section, within 54-feet of right-of-way, with vertical curb, gutter, and 5-foot concrete sidewalks, as proposed. Widen the pavement on Waltman Lane to one-half of a 40-foot street section and construct vertical curb, gutter, and a 5-foot concrete sidewalk abutting the site. Construct Corporate Drive within the site to collector standards for base and pavement depth. The width of the road shall be 40-feet (back-of-curb to back-of-curb). Construct vertical curb, gutter, and 2. 3. 4. 5. 7 7-foot wide concrete sidewalks, as proposed. Install a sign at the eastern AND western terminus of Corporate Drive stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 4. Provide a temporary easement for fire truck and public turnaround at the eastern end of Corporate Drive, as proposed. Provide the District with a written approval for the turnaround easement from the local fire district. 5. Construct a temporary public turnaround at the western terminus of Corporate Drive, as proposed. Coordinate the design of the turnaround with District Development Review Staff and the local Fire District. 6. Provide the District with a road trust deposit in the amount of $12,700 for the full street improvements (Pavement, vertical curb, gutter, and 7 -foot concrete sidewalks, 10% for drainage, and 10% for contingencies) for Corporate Drive (approximately 120-feet) where those improvements at the western terminus of Corporate Drive are proposed to NOT be constructed at this time. 7. Construct a 30 to 35-foot wide curb return driveway for Lot 1, Block 1, on the north side of Corporate Drive. This driveway shall be located a minimum of 105-feet (measured near edge to near edge) east of SW 5th Avenue and shall be in alignment with the proposed driveway on the south side of Corporate Drive. 8. Construct a curb return driveway, no wider than 35-feet, for Lots 2 and 3, Block 2 on the south side of Corporate Drive. This driveway shall be located a minimum of 105-feet (measured near edge to near edge) east of SW 5th Avenue, and it shall be in alignment with the proposed driveway on the north side of Corporate Drive. (This driveway was proposed to be a shared driveway.) 9. Construct a 30 to 35-foot wide curb return driveway for Lot 1, Block 2 approximately 170-feet west of SW 5th Avenue. 10. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 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. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 11. E. 1. 2. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 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. 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. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 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. Corporate Drive extension map 3. Site Plan 4. Appeal Guidelines 5. Development Process Checklist 8 I I '" I tiJlJJ [ ~om5 ". DTIJ3 E CDc 9 ~ z ~ i ~ () . ;;d 0 ~, rn2g¡ -10 I~ ()¡;:j m ZO -I'" ~< ,....m ~S ~n~ tI> -10 OZ .. Q ~ ~ '" m ~ jl~\' i'~' , f Ii '¡ - :=:"'ftT-",ii~--- i ¡d ," ¡,,:! ~~-.-Tft I I ~~ .:.-m- :¡,~ , , Pi! -.' " ID' ~~ ..L .i,i.l! Ii ! -'I!! II ' ,Ii' :~_-:::::::::: j;~-~=--J Ii -7---¡j ¡I' . .-¡'ili . Ii' ¡------JIi-- t=~jll¡- . ---iii/ :~<JrIW: T="-C'.::c~-- II [L i ¡----------~lll¡ - ¡~-.:;::j¡¡i D I : : Illi : ' , I, " i. :; ,____)1 Ii . i ,.~r.ii_-_l~,.}j' I _}i ¡ il . i 1rl Ii . ~c>~,=~-~!---......, , . -"""", - --. un_. Ii Ii ;1 i- I: ~§ i I: !. ! :1 ::::::-:::i::::" I : ;1 ~ .....,-,-.. m >< :r ¡;; . :¡ 0 ! ¡ _1--- f¡if ! i : . ~ I 08 , ~i : ~ê;; I ~~ : ~~ !. [I ! i _! ;¡ 1 :[ i¡~ ',. :¡~ !I~ !; ¡ iJ /<>/ tj/ ,ø II if O¡, , i!~,lj.--" ,I : J I 1111/ j I I II ! i II 8h Iii ¡ I)! I! ìllllllII!i!! ¡i¡iiiIP111iI¡ i II! II ! í 'i , ! , ¡ ! II ¡!! ,-I ----, 1'1 ~ . .~ ~§~ 1i 1" ~~ . .' . .. ~.. ,'-... ¡ml ;:11 'I!: .: H ~ ¡¡Iilili ;;¡", f ¡!!II: ¡G¡,,' ml/I;!;!'¡I' , "!I !!¡¡~ I' 'III III I' ¡ill .!I¡¡¡ II ¡ Ii". ! Iii! îl~i! ! I!! ¡ Ii H Ii!!¡ ¡.¡!I ! ¡i!, 5 i: ; ";;! tb'¡'. hi ¡IiI> .' I ! II j I I,~¡ !i I di!1 i 'i¡illi¡;:'!!¡!!í:i1¡i¡i!lijii¡¡i ~ J ¡illp iii ti 1;1 ¡Iiii ¡f!¡i'!:; ¡: ,.!I~i!1 '¡>d:"!!!!;!! I!~ ! ¡' '¡> . - 'I il!'I; I, I 1:1' Ii: :1 II II¡,I ,;11' I II ! !> II , I" ¡ 11'/ ~! II~I'. 0 I !Ii ,,¡! 'I ¡ I; . Ii!, !~¡'> ! <, ¡; Request for Appeal of Staff Decision 1. 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. 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. d. 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. 10 II Development Process Checklist II I:8:ISubmit a development application to a City or to the County I:8:IThe City or the County will transmK the development application to ACHD I:8:IThe ACHD Planning Review Division will receive the development application to review I:8:IThe Planning Review Division will do one of the following: DSend a "No Review" letter to the applicanl stating that there are no site specific requirements at this time. DSend a "Comply With" letter to the applicant slating that if the development is within a platted subdivision or part of a previous development application and that the site specific requirements from the previous development also appl: to this development application. I:8:IWrite a Staff level report analyzing the impacts of the development on Ihe transportation system and evaluating th! proposal for its conformance to District Policy. DWrite a Commission Level report analyzing the impacts of the development on the Iransportation system and evaluating the proposal for its conformance to District Policy. DThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission level reports. DFor All development applications, including those receiving a "No Review" or "Comply With" letter: The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Revie.. Division for plan review and assessment of impact fees. (Note: if !here are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.) The applicant is required to get a permitfrom Construction Services (ACHD) for ANY work.in the right-of-way, includin¡ but not limited to, driveway approaches, street improvements and utility cuts. DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) 0 Driveway or Property Approach(s) Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There Is a one week turnaround for this approval. 0 Working in the ACHD Right-of-Way Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction - Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are placing >600 sf of concrete or asphaK. Construction (Subdivisions) 0 Sediment & Erosion Submittal At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage Division. 0 Idaho Power Company Vie Steelman at idaho Power musl have his IPCO approved set of subdivision utiiity plans prior 10 Pre-Con being scheduled. 0 Final Approval from Development Services ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con. 11