Loading...
HomeMy WebLinkAboutCottonwood Lane AZ RECEIVED JAN 2 7 2005 City Of Meridian City Clerk Office STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL P & Z Commission Date of Recommendation: January 6, 2005 Project Name: Cottonwood Lane Case No(s): AZ-04-029 Applicant: Cottonwood Lane Partners Transmittal Date: January 27,2005 A. Recommendation: Approve with conditions (all ayes) B. Summary of Public Hearing: I. In favor: Dave Bohecker (Applicant's Representative) 2. In opposition: None 3. Commenting: None 4. Staff presenting application: Anna Canning for Craig Hood C. Key Issues of Discussion by Commission: I. None. D. Key Commission Changes to Staff Recommendation: I. None. E. Outstanding Issue(s) for City Council: I. The applicant has submitted the revised legal descriptions required by the Commission prior to the Council meeting. One of the submitted descriptions is for the C-G portion (southeast) of the site, and one description is for the L-O portion (northwest) of the property. Because the applicant has complied. staff recommends that the first sentence of Comment #1 on Exhibit "A" be modified to read: "The submitted legal descriptions for this propertv. prepared bv Stephen R. Lee. Jr.. stamped 1-26-05. appear to meet the reQuirements of the Citv of Meridian and State Tax Commission and will place the parcel contiguous to the existing city limits. Said legal descriptions depict a 5.90 acre portion ofthe site to be zoned L-O and a 2.24 acre portion ofthe site to be zoned C-G," F. Conceptual Site Plan I. Date of Conceptual Site Plan reviewed by Commission: December 16, 2004 G. Recommended Conditions of Approval (as amended by Commission, if applicable) Exhibit A - Annexation & Zoning Comments EXHIBIT A Annexation and Zoning Comments Cottonwood Lane Partners (AZ-04-029) I. The submitted legal description appears to meet the requirements ofthe City of Meridian and State Tax Commission and will place the parcel contiguous to existing city limits. At least 10 days prior to the City Council hearing, submit new legal descriptions (2) to the Planning & Zoning Department. One for the C-G portion (southeast) and one for the L-O portion (northwest) of the property. NOTE: The three office pad sites may be included in either legal description, as offices are principally permitted in both the C-G and L-O zone. 2. The subject property is within the Urban Services Planning Area. 3. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the Citv Attornev. Bill Narv. at 888-4433 to initiate this process. The DA shall incorporate the following: . The applicant will be responsible for all costs associated with the sewer and water service extension, Any existing domestic wells and/or. septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. . No alterations, expansions, reconstructions or other enlargements to the existing single-family structure will be permitted except through a CUP and except where the use of the structure changes to a use permitted in the L-O/C-G zone. . All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. All future uses shall 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. . The applicant will be responsible for multi-use pathway construction along the Five Mile Creek. Construction of said 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 from 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. . Any other conditions desired by the Commission and Council. LISTED BELOW ARE SOME COMMENTS RELATED TO DEVELOPMENT OF THE SUBJECT SITE. UPON THE RECEIPT OF A DEVELOPMENT APPLICATION IN THE FUTURE, THE PLANNING DEPARTMENT INTENDS TO FURTHER ANALYZE AND IMPOSE CONDITIONS RELATED TO THE COMMENTS BELOW. ADDITIONAL REQUIREMENTS THAT APPLY TO DEVELOPMENT OF THE SUBJECT SITE MAY ALSO BE IMPOSED WITH FUTURE DEVELOPMENT APPLICA TION(S). MERIDIAN FIRE DEPARTMENT COMMENTS (AZ-O4-029) I. Provide fire hydrant spacing per the International Fire Code, 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 of 300' apart. . Fire Hydrants shall have the 4 y," outlet face the main street or parking lot aisle. . The Fire hydrant shall not face a street which does not have addresses on it. . Fire hydrant markers shall be provided per Public Works specs. . 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. 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. 3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 4. Provide a 20' wide Fire Lane for all internal & external roadways. 5. Insure that all yet undeveloped parcels are maintained free of combustible vegetation. 6. Operational fire hydrants and temporary. or permanent street signs are required before combustible construction begins. 7. Maintain a separation of 5' between future buildings and dumpster enclosures. 8. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping. 9. 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. 10. The proposed multi-family development has an estimated 40 units. 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. 11. The proposed office/commercial uses 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 2. 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 20 I O. 12. The first digit of the Apartment/Office Suite shall correspond to the floor level. 13. All processes & storage practices shall be required to comply with the International Fire Code. 14. All portions of any buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. 15. Fire Sprinklers will be required for all buildings associated with this project. 16. No Parking signs and painted curbs will be required for all Fire Lanes. 17. Provide exterior egress lighting as required by the International Building & Fire Codes. SANITARY SERVICES COMPANY COMMENTS I. Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site plan from SSC. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit stamped (approved) plans with your certificate of zoning compliance application. MERIDIAN PARKS DEPARTMENT COMMENTS I. 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. 2. 3. 4. Standard for City to assume Maintenance of a section of Pathway: The pathway must connect from 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. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance (MCC 12-13-13-6) will be followed. Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed. NAMPA & MERIDIAN IRRIGATION DISTRICT I. Applicant shall apply for a land use change application prior to final platting. 2. All laterals and waste ways must be protected. 3. All municipal surface drainage must be retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. 4. The Developer must comply with Idaho Code 31-3805. 5. NMID recommends that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. ADA COUNTY HIGHWAY DISTRICT Site Specific Conditions of Approval This application isfor a rezone only. Listed below are some of the policies that apply to the site. Upon the receipt of a development application the District may require additional Findings of Consideration and Site Specific Requirements that apply to the review of future development applications. I. Construct Freeway Drive abutting the site as one half of a 40- foot street section with vertical curb, gutter and 5-foot attached concrete sidewalk within the existing right-of- way to match the adjacent improvements. 2. Construct any proposed driveways on Freeway Drive a maximum of 36-feet wide. Pave the proposed driveways their full width and at least 30-feet into the. site beyond the edge of pavement of Freeway Drive and install pavement tapers with 15-foot radii abutting the existing roadway edge. 3. Dedicate 27-feet of right-of-way from the centerline of Wells Street (an additional2-feet of right-of-way) abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of- way dedication after receipt of all requested material. The owner will not be compensated for this additional right-of-way because Wells Street is classified as a local roadway and is to be brought to adopted standards by the developers of abutting properties. 4, Construct Wells Street abutting the site as one half of a 40-foot street section with vertical curb, gutter and 5-foot attached concrete sidewalk. 5. Construct any proposed driveways on Wells Street a maximum of 36-feet wide. Pave the proposed driveways their full width and at least 30-feet into the site beyond the edge of pavement of Wells Street and install pavement tapers with 15-foot radii abutting the existing roadway edge. 6. Comply with all Standard Conditions of Approval. Standard Conditions of Approval 6. 7. 8. 9. 10. 11. I. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 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. 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.