HomeMy WebLinkAboutMedimont Subdivision CUP
CUP 05-009
MERIDIAN PLANNING 8. ZONING MEETING March 17,2005
APPLICANT Falash & Ross Construction, Inc. ITEM NO. 6
REQUEST Public Hearing: Conditional Use Permit for a multi-tenant office building in an
I-L zone as required by the conditions of approval for Lot 5, Block 2, Medimont Sub No.1
- 150 South Adkins Way
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached staff report
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
\ Date: -Z;~(6-D7'7 ~ 0 e:¿;iM/}17 2
; -c.f\..díétaff Initials: " l, "
MAYOR
Tammy de Weerd
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IDAHO
LEGAL DEPARTMENT
(208) 466-9272 -Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 . Fax 898-9551
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
MEMORANDUM:
Transmittal Date: February 16, 2005
P & Z Hearing Date: March 17,2005
To:
Mayor, City Council and Planning & Zoning Commission
From:
~
Joseph Guenther, Associate City Planner / -~--;:;¡f
Bruce Freckleton, Development Services Manag~
RECEIVED
MAR 1 1 2005
CITY OF MERIDIAN
CITY CLERK OFFICF
Re:
Falash Construction, Medimont Subdivision #1
.
Request for Conditional Use Permit (CUP) approval for a 11450 square-
foot multi-tenant building, by Falash and Ross Construction (File No.
CUP-O5-009)
We have reviewed this submittal and offer the following comments and 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 applicant, Falash and Ross Construction, has requested Conditional Use Permit (CUP)
approval to build an 11,450 square-foot building on 0.96-acres. The applicant is proposing five
office suites to be located in the building. The proposed use is on of Lot 5, Block 2, Medimont
Subdivision. In 2002, a conditional use permit was issued to this site. The Conditional Use
permit expired on December 5, 2003 as per a condition of approval. The request is the same as
presented under CUP-02-016
The parcel is currently zoned I-L (Light Industrial). However, a Conditional Use Permit is
required in this case due to the conditions of approval under Medimont Subdivison's approval.
LOCATION
The subject property is located at ISO S. Adkins Way Lot 5 Block 2 Medimont Subdivision,
Section 18, Township 3 North, Range I East.
SURROUNDING PROPERTIES
North - Existing Office Warehouse I-L
South - Existing Office Warehouse I-L
East - Existing Residential Ada County RUT
West - Existing Office/Warehouse 1-1
CUP-O5'{)O9
Falash and Ross Construction.cUP.doc
Planning & Zoning Commission/Mayor & City Council
March 17,2005 (Hearing Date)
Page 2
OWNER OF RECORD
The owner of record is Falash and Ross Construction, Michael Falash, Owner, has given consent
for the requested application.
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):
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 site plan shows a centrally located office building with parking on the north
and east of the proposed building. There is a 4-foot wide apron adjacent to a 24' wide
drive lane south of the proposed building. Staff is supportive of the layout for the
proposed drive lanes and proposed traffic flow pattern for this lot, as vehicles should not
interfere with internal traffic flows or traffic flows on the adjacent shared driveways or
Adkins Rd. See Site Specific Condition #2 below.
Parking stalls are required at the ratio of one space per 400 square-feet of gross floor area
for office/warehouse (MCC 11-13"5.B). Per this requirement, 29 stalls are required. There
are 34 parking stalls provided on this site, 33 standard stalls, and I handicap accessible
stall. This provision exceeds the City's minimum parking stall ratio. Staff finds that the
project should have ample parking.
All proposed building setbacks and landscaping meet the minimum standards outlined in
Titles II and 12, Meridian City Code.
Staff finds that the subject property is large enough to accommodate the required yards
(setbacks), open spaces, parking, landscaping and other features required by the
ordinance.
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 Comprehensive Plan Future Land Use Map designates the property as "Industrial"
and is currently zoned 1-1. Staff finds that the requested use is consistent with the Future
Land Use Map and that if approved as a CUP the project will be in compliance with City
ordinances.
CUP-O5-009
Construction.CUP.doc
Falash&Rnss
E.
F.
Planning & Zoning CommissionlMayor & City Council
March 17,2005 (Hearing Date)
Page 3
c.
That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Staff is generally supportive of the site plan design. This area is part of a larger
office/commercialJindustrial area, which staff believes the applicant has designed to
accommodate. Staff believes that an office/warehouse will be compatible with other
useslbuildings in the area. There is a significant amount oflandscaping being provided
(approximately 14% of the gross land area), and the proposed use is consistent with the
previously approved uses within Medimont Subdivision.
Staff finds that if the applicant complies with the conditions outlined in this report, the
general design, construction, operation, and maintenance should be compatible with other
uses in the general neighborhood and with the existing and intended 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;
Staff finds that if the applicant complies with the conditions outlined in this report, the
proposed office/warehouse use will not adversely affect other property in the area. The
Commission and Council should rely upon any public testimony provided to determine if the
development will adversely affect the other property in the vicinity.
That the proposed use wiU 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;
Sanitary sewer and water are currently provided to the subject site.
The Ada County Highway District Board of Commissioners previously acted on the
Medimont Subdivision applications. The conditions, requirements and restrictions for
Medimont Subdivision also apply to CUP-05-009. The Commission and Council should
reference any written and/or verbal testimony submitted by any public service provider,
regarding their ability to adequately service this project.
That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and wiU not be detrimental to the economic
welfare of the community;
If approved, the applicant will be financing any improvements required for development.
CUP-O5-009
Conslruction.CUP.doc
FaJash&Ross
Planning & Zoning CommissionlMayor & City Council
March 17,2005 (Hearing Date)
Page 4
Staff finds there will not be excessive additional requirements at public cost and that the
proposed zoning and subsequent development will not be detrimental to the community's
economic welfare.
G.
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 recognizes that traffic and noise will increase with the approval of an
Office/W arehouse in this location; however, staff does not believe that the amount
generated will be detrimental to the general welfare of the public. Staff does not
anticipate the proposed use will create excessive noise, smoke, fumes, glare, or odors.
Staff finds that the proposed use will not be detrimental to people, property or the general
welfare of the area.
B.
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;
The applicant is proposing to utilize two driveways off of Adkins Way. The applicant
proposes a fence to close off the south access lane and the west side of the building.
Police and fire have expressed concern with not being able to access the site from all
direction. See agency comments below. Staff does not believe that the proposed
vehicular approaches will interfere with the traffic on the spine driveway or the 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.
Staff is unaware of any natural of scenic features of major importance on this site and
finds that no natural or scenic features of major importance will be lost or damaged by
approving the annexation and zoning application. Any existing trees larger than 4" caliper
that are removed shall be mitigated for, per the Landscape Ordinance.
SPECIAL CONSIDERATIONS
I. Signs & Addressing: No signs are being approved with the subject CUP application.
Signs require a separate permit in compliance with the sign ordinance. See Site Specific
Condition #2 below.
2.
Landscaping: The applicant is proposing to place the trash enclosure on the north east
side of the parcel. This trash enclosure location and design must. be approved by City
CUP-O5.{)09
Constructlon.CUP.doc
Falasb&Ross
Planning & Zoning Commission/Mayor & City Council
March 17,2005 (Hearing Date)
Page 5
staff. 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.
SITE SPECIFIC CONDITIONS OF APPROVAL (CUP)
1. All conditions of the previously approved Medimont Subdivision shall also be considered
conditions of the Conditional Use Permit (CUP-05-009) application.
2.
No signs are approved with this application. All wall and ftee-standing signs require a
separate permit. All signage shall be in accordance with the standards set forth in Section
11-14 of the City Zoning and Development Ordinance.
3.
Provide the building address numbers on the monument facing Adkins Way. Please contact
Joe Silva (888-1234) for further information regarding this condition and the size of the
numberingllettering.
4.
The landscape plan prepared by Michael Falash - Architect., is approved with the
following changes/notes:
. The landscape plan may change based on site plan modifications. Ifthe site plan is
not approved by Meridian Fire Department or SSC as presented, then an amended
landscape plan must be submitted for review.
5.
The site plan prepared by Michael Falash Architects, is approved as submitted with the
changes listed in this staff report. The number and size of the off-street parking stalls is
approved as shown on the submitted site plan.
6.
Comply with the conditions and comments of all City Departments, and other agencies.
7.
No additional buildings or other structures 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) ftom
the Meridian Planning and Zoning Department (MCC 11-19-1).
8.
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
amount 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.
CUP-O5-009
Construction.CUP.doc
Falash&Ross
Planning & Zoning Commission/Mayor & City Council
March 17,2005 (Hearing Date)
Page 6
9.
If construction has not begun within 18 months of City Council approval, a new
conditional use permit must be obtained prior to the start of development.
10.
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.
11.
All construction shall conform to the requirements of the Americans with Disabilities
Act.
12.
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 AGENCY COMMENTS & CONDITIONS
SANITARY SERVICE COMPANY
I. Waste enclosure access: The applicant shall provide drive-on capability for 6 and 8 cubic
yard containers. Allow a minimum of 60 ft. ITontal clearance for such containers.
2. 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 POLICE DEPARTMENT
1. Please contact the Police Chief for detailed review of any development proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
MERIDIAN FIRE DEPARTMENT
I. Final Approval ofthe 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.
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
2. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
3. Provide a 20' wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section DlO3.6 Signs.
CUP-OS.{)O9
ConstIUction.CUP.doc
Falash&Ross
Planning & Zoning CommissionlMayor & City Council
March 17,2005 (Hearing Date)
Page 7
4. Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
5. Commercial and office occupancies will require a fire-flow consistent with the International
Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
6. Provide a Knoxbox entry system for the complex prior to occupancy.
7. Provide exterior egress lighting as required by the International Building & Fire Codes.
8. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) /:Ì'om a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official. For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance with
Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement
shall be 600 feet (183 m).
9. There shall be a fire hydrant within 100' of all fire department connections.
10. This project will be required to provide a 20' wide swing or rolling emergency access gate. The
gate shall be equipped with a Knoxbox Padlock which has to beordered thru the Meridian Fire
Department.
RECOMMENDATION
Staff recommends approval of the subject Couditional Use Permit (CUP-O5-009) application
with the aforementioned conditions.
CUP-O5-009
Construction.CUP.doc
Falash&Ross
r
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Right-of-Way & Development Department
Planning Review Division
(J"......,¡;(:('e-r;t-:tø ~
February 23, 2005
TO:
Falash & Ross Construction Inc
149 S Adkins, Suite 101
Meridian, ID 83642
SUBJECT:
MCUP-05-009
Office Building
150 S Adkins
In response to your request for comment, the Ada County Highway District (ACHD) staff has reviewed
the submitted application and site plan for the item referenced above. It has been determined that the
Right-of-Way and Development Services Department does not have any site specific requirements for
you at this time due to the fact that:
~
Roadway Improvements are In place at this time.
If the site plan or use should change in the future, ACHD will review the site plan and may require
improvements to the transportation system at that time.
Prior to constructing the driveways the applicant will be required to contact ACHD Construction
Services at 387-6.281 to obtain a driveway permit.
A traffic impact fee may be assessed by ACHD and will be due prior to the issuance of a building permit
or occupancy. Contact ACHD Planning & Development Services at 387-6170 for information regarding
impact fees.
If you have any questions, please feel free to contact me at (208) 387-6171.
Sincerely,
-K~ A~~
Karen Anderson
Planner 1, Planning Division
Right-of-Way and Development Services
cc:
Project File, Construction Services, Drainage, Utilities
Meridian City