HomeMy WebLinkAboutHampton Inn Subdivision PFPBEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
IN THE MATTER OF THE
REQUEST FOR
PRELIMINARY/FINAL PLAT
FOR HAMPTON INN
SUBDIVISION, LOCATED
AT THE SOUTHWEST
CORNER OF ALLEN STREET
AND GENTRY WAY,
MERIDIAN, IDAHO
BY: MERIDIAN HAMPTON
CENTER, LLC,
APPLICANT
C/C 03/26/02
Case No. P/FP-01-010
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL
APPROVAL OF
PRELIMINARY/FINAL PLAT
The above entitled matter coming on regularly for public hearing before the
City Council on March 5,2002 and continued until March 26, 2002, and Shari
Stiles, Planning and Zoning Administrator, and Wes Steele, appeared and testified at
the hearing, and the City Council having received a report from Shari Stiles, the
Planning and Zoning Administrator, and the City Council having received as part of
the record of this matter the recommendation to City Council of the Planning and
Zoning Commission and the applicant having submitted the Plat Drawing described
as follows, "PRELIMINARY PLAT FOR HAMPTON INN SUBDIVISION, A
PORTION OF LOT 15 OF AMENDED MAGIC VIEW SUBDIVISION BOOK 52,
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - HAMPTON INN SUBDIVISION /
BY MERIDIAN HAMPTON CENTER, LLC - (PFP-01-010)
- 1
PAGE 4445 OF PLATS AND LOCATED IN THE El/2 OF SECTION 17,
TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, CITY OF
MERIDIAN, ADA COUNTY, IDAHO 2001 2002, PINNACLE ENGINEERS,
INC.", submitted for preliminary/final plat approval and which preliminary/final plat
application is herein received and adjudged by the City Council pursuant to Meridian
City Code, Section 12-3. Therefore the City Council makes the following findings:
FINDINGS OF FACT
1. That the proposed development is in conformance with the
Comprehensive Plan by reason of the fact that it lies within the existing Urban Area
as defined in the Meridian Comprehensive Plan Generalized Land Use Map,
Infrastructure Planning Analysis Comprehensive Plan and Map, adopted December
21, 1993, and the property is presently zoned C-G General Retail and Service
Commercial District, and requires connection to the Municipal Water and Sewer
System. [see Meridian City Code, Section 11-7-2 K]
2. The preliminary plat is in conformance with the Comprehensive Plan
City of Meridian adopted December 21, 1993, Ordinance No. 629.
3. It is determined that Urban Services can be made available to
accommodate the proposed development if the plat complies with the requirements
and conditions hereinafter set forth as conditions of preliminary plat approval.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT- HAMPTON INN SUBDIVISION/
BY MERIDIAN HAMPTON CENTER, LLC - (PFP-01-010)
-2
4. The proposed development is a continuity of the proposed development
within the City's Capital Improvement Program and if the conditions which are
requested by the Planning and Zoning Administrator and the Engineering Technician
III are met there will be public financial capability of supporting services for the
proposed development.
5. The development, if built in accordm~ce with the conditions and as
proposed, will not create health, safety or environmental problems and there have
been no specifics of any such concerns brought to the Council's attention.
6. It is found that the Recommendation to City Council of the Planning
and Zoning Commission is reasonable and appropriate for the conditions of approval
of the preliminary plat as hereinafter set forth.
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City
Code, Section 12-3-5 and based upon the above and foregoing Findings of Fact ~vhich
are herein adopted:
IT IS HEREBY ORDERED AND THIS DOES ORDER
The Preliminary/Final Plat of the applicant as evidenced by "PRELIMINARY PLAT
FOR HAMPTON INN SUBDIVISION, A PORTION OF LOT 15 OF AMENDED
MAGIC VIEW SUBDIVISION BOOK 52, PAGE 4445 OF PLATS AND LOCATED
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - HAMPTON INN SUBDIVISION /
BY MERIDIAN HAMPTON CENTER, LLC - (PFP-01-010)
-3
IN THE El/2 OF SECTION 17, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE
MERiDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO 2001 2002,
PINNACLE ENGINEERS, INC.", has been submitted for preliminary/final plat.
1. The conditions of Staff pertaining to the Preliminary/Final Plat comments are
as set forth in the Memorandum to the Mayor and City Council from David
Mclrdnnon, Planner II for Planning and Zoning, and Bruce Freckleton, Engineering
Technician III, dated January 9, 2002, listing 6 Preliminary Plat Site Specific
Comments and 6 Preliminary/Final Plat General Requirements and I0 General
Requirements, a true and correct copy of which is attached hereto and marked
Exhibit "A", and consisting of eight pages, and by this reference incorporated herein,
with the additional requirements from the City Council from their meeting of March
26, 2002, and the requirements are as follows, to-wit:
1.1. That number A. 5. of page 2 of the Planning and Zoning
Recommendations shall be amended to read as follows:
A. 5. The applicant shall provide a recorded cross-access
easement among the parcels for the shared parMng and
driveway access to the public streets prior to final plat
signature by the City.
1.2 The signage package shall meet the Meridian City Code, and shall
also specifically address where the sign is intended to be located
to the freeway, and shall clarify the placement of the monument
signs that are proposed.
1.3 Retain or mitigate the 7 trees presently on the property, as all the
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - HAMPTON INN SUBDIVISION /
BY MERIDIAN HAMPTON CENTER, LLC- (PFP-01-010)
-4
remaining trees are dead or in very poor condition. The 7 trees
are the 3 Honey Locust, 2 Spruce, 1 Cherry and 1 Scotch Pine.
The Site Plan shall be modified to retain 2 Honey Locust trees
and 1 Spruce tree. Additionally, little or no construction shall be
done within the drip line of the trees to be retained. The
remaining trees shall be mitigated by increasing caliper trees at
planting and/or planting additional trees: Submit an accurate
caliper size for the trees to be removed for mitigation on the final
landscape plans.
1.4
All laterals and waste ways shall be protected and all municipal
surface drainage shall be retained on site. If any surface drainage
leaves the site, the Nampa & Meridian Irrigation District shall
review drainage plans. The developer shall comply with Idaho
Code §31-3805.
2. The final plat upon which there is contained the Certification and signature of
the City Clerk and the City Engineer verifying that the plat meets the City's
requirements shall be signed only at such time as:
a. The Plat dimensions are approved by the City Engineer;
The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash has been issued
guaranteeing the completion of off-site and required on-site
improvements; and
By action of the City Council at its regular meeting held on the
~,~ ,2002.
//~ ~'~ day of
ROBERT D. CORRIE
Mayor, City of Meridian
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - HAMPTON INN SUBDIVISION /
BY MERIDIAN HAMPTON CENTER, LLC - (PFP-01-OIO)
-5
Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and City Attorney.
City Clerk
Dated:
Z:\¥VorkVMVvleridianVVleridian 15360MVvIampton Inn CUPOl-044
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - HAMPTON INN SUBDIVISION /
BY MERIDIAN HAMPTON CENTER, LLC - (PFP-0 I-010)
-6
/i MAYOR
CITY COUNCIL MEMBERS
Ron Anderson
K~ B~d
T~y
Ch~ M~mdl~s
HUB OF TREASURE VALLEY
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888--4433. FAX (208) 8K7-4813
City Cl~'k Office Fax (208) 888-4218
LEGAL DE pp~O. TMENT
(208) 288-2499 · Fax288-2501
PUBLIC WORKS
BUILDING DEPART~ffiNT
(208) 887-2211 - Fax 887-1297
PLANNING AND ZONING
DEPARTNIENT
(208) 884-5533 · FAX 888-6854
MEMORANDUM:
January 9, 2002
To:
From:
Re.'
Mayor & City Council
David McKinnon, Planner II J~
Meridian Hampton Center CITY OF MERIDIAN
CITY Ct
on 4.10-Acres in a C-G Zone by Pinnacle Engineering (File No. PFP-01-010).
* Request for a Conditional Use Permit for a Planned Commercial Development
Containing a 92-Room Hotel, a 7,500 Square Foot Single Story Office Building, and
17,836 Square Foot 2-Story Office Building by the Meridian Hampton Center LLC
(File No. CUP-01-044).
We have reviewed these submittals and offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or deleted by
motion of the Meridian City Council:
APPLICATION SUMMARY
The applicants, Pianaele Engineering and the Meridian Hampton Center LLC, have requested approval
of a preliminary platffmal plat for three building lots on 4.10 acres of land located at 875 S. Allen
Street, on the north side of Freeway Drive, and the approval ora conditional use permit for a 92-room
hotel and two office buildings within the proposed subdivision.
The hotel will be a 3-story, 50,204 square foot Hampton Inn. The southernmost office building will be
a 2-story office building (one of the stories will be a day-lit basement) with between of 17,800- 23,500
square feet. The third building is a single story office building containing 7,500 square feet.
The annexation of the property was approved in October of 1999 and a Development Agreement (DA)
controlling the development of the subject property was signed by the City in July of 2000. The DA
limited the development of the property to a single 60,000 square foot medical office building (Section
4.2). The DA will have to he amended to allow the proposed hotel and office uses.
LOCATION
The property is located on northwest comer of the Allen and Freeway Drive intersection;
approximately 1/5 ora mile west of Eagle Road, just north of the Freeway. The subject property is
designated as "Mixed/Planned Use Development" in the Comprehensive Plan Generalized land Use
Map.
PFP-0 I-010;CUP-O 1-044
~d Council
~j~ary 9, 2002
Page 2
SURROUNDING PROPERTIES
North - Mid-valley Business Park, zoned C-G.
South - 1-84
East - Holiday Inn Express Hotel, zoned C-G.
West - Low density rural-residential, zoned RUT (County).
CURRENT OWNERS OF RECORD
Ada County lists John and Alberta Sonntag as the property owner of the 4.10 acres, and they have
submitted their consent for the applications.
PRI~JJMINARY/FINAL PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 J.2. and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds the subdivision is designated as "Mixed/Planned Use Development" on the
Generalized Land Use Map and that the requested C-G Zoning is in compliance with the
adopted Comprehensive Plan. A list of the policies and goals that apply to this development are
listed below under the heading "Comprehensive Plan Analysis".
b. The availability of public services to accommodate the proposed development;
Staff fmds that public services are readily available to two (2) lots within the proposed
subdivision. Lot 3 of the proposed subdivision will not be able to utilize existing gravity sewer
lines due to the site topography. The building on Lot 3 will need to be serviced by a private lift
station, to be installed at the Applicant's expense.
e. The continuity of the proposed development with the capital improvement program;
Staff finds that the subdivision will not negatively impact the capital improvement program.
d. The public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for supporting services.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there will not be any other health, safety or environmental problems associated
with this subdivision that should be brought to the Council or Commission's attention.
Hampton Inn,PFP.CUP
Ex k;b;'}' "A" 9, 04
and Council
9, 2002
Page 3
PRELIMINARY PLAT SITE SPECIFIC COMMENTS
Sardtary sewer and water service to this site shall be via existing and new mains and service
lines fi:om the existing mains adjacem to the property. The applicant will be responsible to
construct lateral sewer mains to and through this proposed development. Subdivision designer
to coordinate main sizing and muting with the Public Works Department.
°
Sanitary sewer service to Lot 3 shall be provided via a private sewer lift station. Consideration
should be given in the design for the eventual conversion to a gravity system when it's
available fi:om the south.
Please add or revise the following plat note(s):
(10.) The bottom elevation of structural footings shall be set a minimum of 12 inches above
the highest established normal ground water elevation.
Applicant has indicated that the pressurized irrigation system within this development is to
remain private. The applicant shall be required to provide a backup source to the pressurized
irrigation system. The Public Works Department as part of the development plan-review
process shall review plans and specifications for the irrigation system A dr~ copy of the
pressurized irrigation system O&M manual must bo submitted prior to plan approval.
T~e ~al~Pliea{~t sh~ll p[ovid~ ACt~ID a~ the"C4ty Cl~k a'~opy ~s~ a reCoxrde~ a ~os~ ac~ss
ag.~m~ng .~e ~l~f. or ~ s_ha~d parking an~dri~gway'access ~,t~h~b.p~u?.c
The applicant shall be required to provide a water main loop through the proposed project to
allow for fire hydrant connections at locations as determined by the Meridian Fire Department.
PRELIMINARY/FINAL PLAT GENERAL REQUIREMENTS
Submit letter fi:om the Ada County Street Name Committee, approving the subdivision and
street names. Make any corrections necessary to conform.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
Assessmem fees for water and sewer service are determined during the building plan review
process.
Two-hundred-fiRy- and 100-watt, high-pressure sodium streetlights will be required at
locations designated by the Public Works Department. All streetlights shall he installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
Underground, year-round pressurized irrigation must he provided to all landscape areas on site.
Please submit hook-up and design details based on the proposed landscaping. Due to the size
Hampton lnn. PFP.CUP
Mayor and Council
January 9, 2002
Page 4
of landscaped area, primary water supply connection to the City's mains will not be allowed.
Applicant shall be required to utilize any existing surface or well water for the primary source.
If City water is proposed as a secondary source, developer shall be responsible to pay water
assessments for the entire common open area.
Show all existing and proposed easements for irrigation/drainage facilities located within the
boundaries nfthis proposed development.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
That the site is large enough to accommodate the proposed use and all yards, open spaces,
parking landscaping and other features as may be required by this ordinance;
Staff finds that the subject property is large enough to accommodate the requested use and all
other required features.
Stafffinds that the height of the Hampton Inn Hotel, if measured fi.om adjacent grade to the top
of the building is slightly taller (approximately 45'6") than the maximum 40' height allowed in
the C-G Zone 0VICC 11-9-1). Notwithstanding, the City defines building height of mansard
roof stractures, like the hotel, as the vertical distance measured fi.om the grade of the fi.ont of
the building to the deck line ora mansard roof (MCC 11-2-2 "Building, Height"). The deck line
of the hotel roof is 39'and is thereby in conformance with the City Code..
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as "Mixed/Planned
Use Development". Stafffinds the development plan to he in compliance with the Meridian
Zoning Ordinance and the Comprehensive Plan.
That the design, construction, operation, and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of the
same area;
Stafffinds that the proposed development will not change the essential character of the general
vicinity and will he harmonious with the intended character of the same area~
That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
PFP-OI4}IO; CUP-01-044
Hampton Inn. PFP.CUP
Mayor and Council
January 9, 2O02
Page 5
Stafffinds that the proposed use would not adversely affect other properties in the general
vicinity.
That the proposed use will be served adequately by essential public facilities and services
such as highways, street, police, and fire protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed conditional
use shall be able to provide adequately any such services;
Staff finds that the proposed development will be adequately served by the essential public
facilities and services listed above.
That the proposed use will not create excessive additional requirements at public cost for
public facilities and services and will not be detrimental to the economic weffare of the
community;
Stafffinds that the proposed use would not be detrimental to the economic welfare of the
community, nor would it create the need for any new facilities or services to be paid for by the
public.
That the proposed use will not involve activities or processes, materials, equipment, and
conditions of operation that will be detrimental to any persons, property, or general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Stafffinds that no excessive traffic, noise, smoke, fi Jmes, glare or odors will result from the
proposed use.
That the proposed use will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public streets;
Stafffinds that the proposed use will not create significant interference with any traffic on the
surrounding public streets as long as ACHD requirements are met and ali approaches and
traffic control measures are installed.
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
.Staffdoes not find that any natural or scenic feature will be lost, damaged or destroyed by
tssuance of this conditional use.
CUP/PD SITE SPECIFIC REQUIREMENTS (File CUP-01-002)
Traffic and Circulation comments: The applicant shall provide ACItD with a copy of a
recorded cross access easement for the use of the common driveways and parking lots.
PFP-01-010; CUP-01-044
Hampton IntcPFP.CUP
Mayor and Council
January 9, 2002
Page 6
Signage: Although signage locations are noted on the plan and size of the signs are mentioned
in the applicant's cover letter, no detailn of proposed signage were included with the
application. The applicant shall be responsible for obtaining a separate sign permit for each
sign.
,¸
All conditions placed on this application shall rtm with the land and shall not lapse or be
waived as the result of any change in tenancy or ownership of any or all of the lands governed
by this CUP application. All such conditions shall 'be deemed the requirements for the issuance
of a Certificate of Occupancy for any use or strucaure as per City Ordinance.
.¸
Initiation of work on the planned development must take place within eighteen months, as set
forth in section 11-17-4. all phases of the planned development shall be completed within 5
years of the date of approval; approval of any un-initiated phases will lapse aiter that time
unless a time extension is granted by the Council (MCC12-6-8).
o
All trees over 4" in caliper that are removed from the site shall be replaced with an equal
number of caliper inches of trees, in conformance with the Landscape Ordinance. A new
landscape plan with the additional trees shall be submitted at least ten days prior to the City
Council Hearing.
o
Temporary fencing shall he installed around the project during construction to prevent
construction debris from blowing onto adjacent properties and roadways.
Section 4.2 of the original Development Agreement (Resolution No. 329) shall be modified to
include hotel and office uses as uses permitted by the Development Agreement.
GENERAL REQUIREMENTS (All Applications)
Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used
for non-domestic purposes such as landscape irrigation.
Compaction test results must be submitted to the Meridian Building Department for all lots
receiving engineered backfill.
Off-street parking shall be provided in accordance with City of Meridian Zoning and
Development Ordinance and/or as detailed in site-specific requirements.
Paving and striping shall he in accordance with the standards set forth in the City of Meridian
Zoning and Development Ordinance and in accordance with Americans with Disabilities Act
(ADA) requirements.
A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall
be submitted to the City Engineer for all off-street parking areas. All site drainage shall be
PFP-01-010; CUP4) 1-044
Hampton Inn. PFP.CUP
Mayor and Council
January 9, 2002
Page 7
contained and disposed of on-site. An operation and maintenance agreement for joint drainage
facilities shall be developed for inclusion in the CC&R's of the subdivision.
Outside lighting shall be designed and placed so as not to direct illumination on any nearby
residential areas and in accordance with City Ordinance.
All signage shall be in accordance with the standards set forth in the City of Meridian Zoning
and Development Ordinance. No temporary signage, flags, banners or flashing signs will be
permitted.
8. Provide five-foot-wide sidewalks throughout development in accordance with City Ordinance.
9. All construction shall conform to the requirements of the Americans with Disabilities Act.
10. Landscaping shall be installed as submitted (Sheet L1.0).
ADDITIONAL CONSIDERATIONS
The applicant has proposed that they provide only half of the required landscape buffer between land
uses (20') on the western side oftbe subdivision. The Landscape Ordinance requires the higher
intensity land use, in this case the hotel and office use, to provide the entire landscape buffer on their
property. As justification for their reduced setbacks, the applicants point to the proposed
comprehensive plan that depicts the property to the west as commercial use in the future. If the
property does indeed become commercial in the future, there would be no need for the full 20' buffer
between land uses to be provided on the applicant's property.
Staff supports the proposed reduced landscape buffer; however, should the Commission or Council
determine that the buffer should be located entirely on the applicant's property, an additional condition
of approval should be added requiring a redesign of the site and landscape plans prior to final approval.
COMPREHENSIVE PLAN ANALYSI,~
The 1993 Comprehensive Plan contains a variety of goals and policies relevant to this application. The
following sections most directly apply to the proposed project and are repeated here for the Council
and Commission's consideration during the hearing process.
Goal 3 is "to encourage the kind of economic growth and development which supplies employment
and economic self-sufficiency for existing and future residents, reduces the present reliance on Boise
and strengthens the City's ability to finance and implement public improvements, services, and its
open space character."
Goal 5 is "to preserve and improve the character and quality of Meridian's man-made environment
while maintaining its identity as a self-sufficient community."
Goal 8 is '`to establish compatible and efficient use of land through the use of innovative and
functional site design."
PFP4)I-OIO; CUP4} 14144
Hampton Inn. PFP.CUP
Mayor and Council
January 9, 2002
Page 8
Economic Development
1.1, 1.2, 1.3, 1.5, 2.2U
Land Use
1.5U, 1.61J, 1.10U, 1.11U, 4.8U, 5.6, 5.10, 5.12, 5.13, 5.14U, 5.15U
Public Services, Utilities and Energy Resources
5.2, 5.4, 5.5
Transportation
1.4U, 1.5U, 1.10U
Community Desil~
1.4, 2.1U, 2.3U, 2.5U, 4.4U, 5.2
RECOMMENDATION
Staff recommends approval of the preliminary/final plat, and conditional use permit, with the
requirements and comments as noted above.
PFP-01-010; CUP-014144