HomeMy WebLinkAboutMarriott Courtyard CUP
CUP 05-018
MERIDIAN PLANNING & ZONING MEETING
APPLICANT BRS Architects
May 5, 2005
ITEM NO.
14
REQUEST Public Heañng: Amend the existing CUP / PD to allow for maximum building
height of 58-feet in a C-C zone for Lots 1 & 2 and the southem portion of Lot 9, Block 5
for Mamott Courtyard at EI Dorado - NWC of East Tarpon Dñve & South Eagle Road
AGENCY
COMMENTS
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached staff report
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CITY CLERK:
CITY ENGINEER:
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WAtER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
No comment
IDAHO POWER:
INTERMOUNTAIN GAS:
=- 2J 11M¡ 1(,l!-J f~ ~ - 2, -tt ""'"" 7, '5 (r ~ :Ç/D
Emailed: ~.- Staff Initials:
Materials presented at public meeflnlJl shall become pIOperIy 01 the City 01 Meridian.
MAYOR
Tammy de Weerd
A
oU;rldi!t "
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: March 30, 2005
P & Z Hearing Date: May 5, 2005
To:
Mayor, City Council and Planning & Zoning Commission
Joseph Guenther, Associate City Planner ~
Michael Cole, Development Services Coordinator fY\ c..
-RE C E IVEl)
APR 2'~ 2005
From:
Re:
Marriott Courtyard @ El Dorado
City Of Meridian
City CJerk Office
. Request for Conditional Use Permit to amend the planned development of El Dorado
Subdivision (CUP 01-037) to allow Lots 1 and 2 and the southern portion of Lot 9, Block
5 ofE! Dorado Subdivision a maximum height of fifty-eight (58) feet in a C-C zone, by
El Dorado Hotel Partners, LLC (File No.CUP-O5-018).
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, by El Dorado Hotel Partners, LLC, has requested approval of a conditional use
permit to amend the Planned Development for El Dorado Subdivision (CUP 01-037). The
request is to allow for a maximum building height of fifty-eight (58) feet in a C-C zone. The
proposed location for the request is on Lots 1 and 2 and the southern portion of Lot 9 Block 5
of Bonito Subdivision.
The Planned Development standards make allowances for deviations from the development
standards and/or the requirements of the underlying zone. The maximum height listed in a C-
C zone is 50 feet for all structures. The City Council approved the Planned Development for
El Dorado Subdivision in 2002 with the required amenities.
LOCATION
The subject property is located south of Overland Road and West of Eagle Road, Section 20,
Township 3 North, Range I East.
SURROUNDING PROPERTIES
North - Bonito Subdivision, C-C
South - Bonito Subdivision, C-C
East - Silverstone Subdivision - C-C, Eagle Road
West - Bonito Subdivision, C-C
CUP-OS-018
Mamott Courtyard.CUP.doc
Planning & Zoning CommissionlMayor & City Council
May 5,2005 (Hearing Date)
Page 2
OWNER OF RECORD
The owner of record is Kimball Properties and W.H. Moore has given consent for the requested
application.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particnlar facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use
permit if they shall fmd 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 indicates the building to be placed along the required landscaped
buffer of Eagie Road. The required landscaping appears to meet the standards listed
under MCC 12-13 Landscaping and will be verified through Certificate of Zoning
Compliance. The applicant has indicated one hundred forty six (146) parking stalls,
which meets the minimum required number of one per room. Cross access to the lots
north of the site will be provided and direct access to Eagle Road will not be allowed.
Staff finds that the site plan submitted by BRS Architects on 3/2/05 labeled CU-l
adequately shows the use is appropriate to the size of the lot.
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 "Mixed-Use
Regional" and is currently zoned CoCo 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 and the Development Agreement for El Dorado Subdivision which
allows a mix of uses such as Office, Retail, Restaurants, and Hotels/Motels.
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
commercial area, which staff believes the applicant has designed to accommodate cross
access and compatible uses. Staff believes that the hotel will be similar to other
useslbuildings in the area which typically range in the 25-40' height range.
CUP-O5-018
Marriott Courty:ml.CUP.doc
Planning & Zoning CommissionlMayor & City Council
May 5, 2005 (Hearing Date)
Page 3
The applicant has indicated that they will meet the additional fire code requirements to
trade access to the eastern side of the building for additional sprinkling requirements as
requested by the Meridian Fire Department.
Staff finds that ifthe 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
and in compliance with the standards as set forth in MCC 11-22.
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 height exception will not adversely affect other property in the area. The nearest
residential uses are approximately 600 yards to the south of the site and will not be impacted
by the height of the building. The amendment to CUP-OI-037 will not impact the other
general area uses within the El Dorado Planned development as similar commercial
operations already exist. The Commission and Council should rely upon any public
testimony provided to detennine if the development will adversely affect the 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;
Sanitary sewer and water mains were stubbed in to this lot during the construction of
Bonito Subdivision. The applicant shall be responsible to construct sewer and water
mains to and through this development. Applicant shall coordinate size and routing with
Meridian Public Works. Applicant shall execute City of Meridian standard fonDS of
easement, for any mains that are required to provide service. Roads are already
provided and the site is an existing commercial operation. The Meridian Fire
Department requires the building adhere to additional construction and sprinkling
standards as listed in this 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;
If approved, the applicant will be financing any improvements required for development.
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.
CUP-05-O18
Marriott Courtyard.CUP.doc
Planning & Zoning CommissionlMayor & City Council
May 5, 2005 (Hearing Date)
Page 4
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 a hotel in this
location. A hotel is a permitted use in a C-C zone and the relative proximity to other
commercial, retail and office uses is desirable for the proposed use. 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.
H.
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 use the existing commercial access designated on Lot 2
Block 5 of Bonito Subdivision as planned through the preliminary platting approval. The
access to the south is consistent with ACHD requirements. Secondary access will be
provided from cross access to the north. Police and fire have expressed concern with not
being able to access the site from all directions but are supportive if the conditions of
approval are met. See agency comments below.
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 conditional use amendment application.
SPECIAL CONSIDERATIONS
1. 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. Height Excention: For Lots 1,2, and a portion 01'9 of Block 5 of Bonito Subdivision the
Planned Development shall allow a maximum height of Fifty-Eight (58) feet to the top of
the arch as described in sheet CU-3 (site elevations).
SITE SPECIFIC CONDITIONS OF APPROVAL (CUP)
1. All conditions of the previously approved El Dorado Subdivision shall also be considered
conditions of the Conditional Use Permit (CUP-05-018) application.
CUP-05-018
Marriott Courtyal<l.CUP.doc
Planning & Zoning Commission/Mayor & City Council
May 5,2005 (Hearing Date)
Page 5
2. No signs are approved with this application. All wall and tree-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. It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
4. Applicant shall be responsible for application and compliance with and NPDES
Pennitting that may be required by the Environmental Protection Agency.
5. Applicant shall be responsible for application and compliance with any Section 404
Pennitting that may be required by the Army Corps of Engineers.
6. All stonn and drainage water must be kept on site. Applicant shall submit, to the City of
Meridian Public Works, a site plan to indicate the means and location of the stonn
drainage facilities. 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. Stonn water treatment and disposal shall be designed in
accordance with Department of Environmental Quality 1997 publication Catalog of
Stonn Water Best Management Practices for Idaho Cities and Counties and City of
Meridian standards and policies. Off-site disposal into a surface water is prohibited
unless the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for filing
all necessary applications with the Idaho Department of Water Resources regarding
Shallow Injection Wells.
7. Sewer service is available to this property via stub outs installed during the construction
of Bonito Subdivision. The applicant shall be responsible to construct sewer mains to
and through this proposed development. Subdivision designer to coordinate main sizing
and routing with the Public Works Department. Applicant shall execute City of Meridian
standard fonns of easements, for any mains that are required to provide service. Cover
over sanitary sewer mains shall be no less than 3- feet from fmish grade to the top of the
pipe. If cover is less than 3-feet trom the sub-grade to the top of pipe, alternate pipe
materials shall be used per the Meridian Public Works Department's Standard
Specifications.
8. Water service is available to this property via stub outs installed during the construction
of Bonito Subdivision. The applicant shall be responsible to construct water mains to and
through this proposed development. Subdivision designer to coordinate main sizing and
routing with the Public Works Department. Applicant shall execute City of Meridian
standard fonns of easements, for any mains that are required to provide service.
CUP-05-018
Marriott Courtyard.CUP.doc
Planning & Zoning Commission/Mayor & City Council
May 5, 2005 (Hearing Date)
Page 6
9. Coordinate fire hydrant placement with the City of Meridian's Public Works Department.
10. Applicant's engineer shall be required to submit a signed, stamped statement certifYing that
all street finish centerline elevations are set a minimum of three feet above the highest
established normal groundwater elevation.
11. All landscape areas shall be supplied with underground pressurized irrigation. The City of
Meridian requires that pressurized irrigation systems be supplied by a year-round source of
water. If a creek or well source is not available, a single-point connection to the municipal
water system shall be required. If a single-point connection is used, 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.
12. 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) from
the Meridian Planning and Zoning Department (MCC 11-19-1).
13. 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.
14. 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.
15. 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.
16. 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
MERIDIAN FiRE DEPARTMENT
1. Acceptance ofthewater supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
CUP-O5-O18
Mamott Courtya..c!.CUP.doc
Planning & Zoning CommissionlMayor & City Council
May 5, 2005 (Hearing Date)
Page 7
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 V;' 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 corners 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 lFC Section 509.5.
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 roadways all roadways shall be marked in
accordance with Appendix D Section D 1 03.6 Signs.
5. For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
6. Operational fire hydrants, temporary or pennanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
7. 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.
8. The 3 officelcommerciallots lot will have an unknown transient population and will have an
unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department
has experienced 2397 responses in the year 2003. According to a report completed by Fire &
Emergency Services Consulting Group our requests for service are projected to reach 2800 in
the year 2005 and 3800 by the year 2010.
9. Maintain a separation 01'5' from the building to the dumpster enclosure.
10. Provide a Knoxbox entry system for the complex prior to occupancy.
11. The first digit of the Apartment/Office Suite shall correspond to the floor level.
12. All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
13. Provide exterior egress lighting as required by the International Building & Fire Codes.
CUP-05-Œ8
Maniott Courtyard.COP.doc
Planning & Zoning CommissionlMayor & City Council
May 5,2005 (Hearing Date)
Page 8
14. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from 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).
15. There shall be a fire hydrant within 100' of all fire department connections.
16. Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section DI05. A fire sprinkler system meeting Type 13 is required.
RECOMMENDATION
Staff recommends approval of the subject Conditional Use Permit (CUP-O5-018) application
with the aforementioned conditions.
CUP-OS-Œ8
Manion Courtyard.CUP.doc
MAYOR
Tammy de Weerd
;>. IDAHO
:s-.c
~'I"TRE"'U",VØ<
LEGAL DEPARTMENT
(208) 466-9272 . PAX 466-4405
PARKS & RECREATION
(208) 888-3579' Fax 898-5501
PUBLIC WORKS
(208) 898-5500' Fax 887-1297
CITY COUNCIL MEMBERS
Shoun Wardle
William L. M. Nary
Charles M. Rnuntree
Keith Bird
BUILDING DEPARTMENT
(208) 887-2211 . Fax 887-1297
PLANNING & ZONING
(208) 884-5533 . Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: April 28, 2005
Transmittal Date: March 30, 2005 Hearing Date: May 5, 2005
File No.: CUP 05-018
Request: Public Hearing: Amend !he existing CUP I PO to allow lor a maximum building height 0158leet in a c.c zone
lor Lots 1 & 2 and !he southern portion 01 Lot 9, Block 6 lor Marñott Courtyard at EI Dorado
By: BRS Architects
Location of Property or Project:
NWC of East Tarpon Drive & South Eagle Road
K
David Zaremba, P/Z (NoFP) Meridian School District (NoFP)
David Moe, P/Z (NoFP) Meridian Post Office (FP/PPonly)
Wendy Newton-Huckabay, PRWCE~da County Highway District
Michael Rohm, P/Z (NoFP) .,. " da County Development Services
Keith Borup, PIZ (No FP) entral District Health
Tammy de Weerd, Mayor MAR 3 1 7~C!) Nampa Meridian Irrig. District
Bill Nary, C/C ' Settlers Irrigation District
Charlie Rountree, C/C CITY OF MRRIDIANdaho Power Co. (FP/PP/CUPon/y)
~~::::~~~;~ C/C WASTEWATER DEP1::o~:~~~~~ (FP/PPonly)
Water Department Bureau of Reclamation (FP/PPonly)
Sewer Department Idaho Transportation Department (No FP)
Sanitary Service (No VAR. VAG, FP) Ada County Land Records
Building Department Meridian Development Corporation
Fire Department Historical Preservation Commission
Police Department Westem Heritage Foundation
City Attomey Your Concise Remarks: tV C ~
~;:mœm ~
t~. ; 1 3 2005
City Of Meridian
City Clerk Office
33 EAST IDAHO AVENUE' MERIDIAN, IDAHO 83642 . (208) 888-4433
City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 884-8723 . Finance & Utility Billing Fax (208) 887-4813