HomeMy WebLinkAboutWoodpen Subdivisoin PP
P P 05-022
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Pennwood III, LLC
June 16,2005
ITEM NO.
15
REQUEST Public Hearing - Preliminary Plat approval of 4 building lots and 1 common lot
on 1.74 acres in a L-O zone for Woodpenn Subdivision - 429 SW 5th Avenue
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
See attached staff report
CITY ATTORNEY
CITY SEWER DEPT:
No comment
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached comments
See attached comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTH ER:
Contacted: Lf~ lA)u fUR Date: C::r-/3
Emailed: I Lðt1V Yl l'c, (@+r(-ClSIAYf'. trttN-eY'ft5'il)~].I~~~S:
Materials presented at public meetings shall become property of the City of Meridian.
Phone: %3 - 0"3 Os L/l
~
MAYOR
Tammy de Wcerd
CJTY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
CITY HALL
(208) 8884433 - Fax 887-4813
.~--
STAFF REPO1{T: -----~-:--~----
/~To:
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Transmittal Date: June 10, 2005
P & Z Hearing Date: June 16,2005
Mayor, City Council and Planning & Zoning Commission
Josh Wilson, Associate City Planovf~
Michael Cole, Development Services Coordinator M G
From:
Subject:
Wood penn Subdivision
.
.
Preliminary Plat Approval of Four (4) building lots and One (1) Common Lot on 1.74
acres in a L-O Zone for Woodpenn Subdivision, by Pennwood III, LLC. (File No.
PP-O5-022)
Conditional Use Permit (CUP) Approval for a Commercial Planned Development for
Four (4) Office Buildings with reductions to the minimum requirements for street
frontages in an L-O zone, for Woodpenn Subdivision, by Penn wood III, LLC. (File
No. CUP-O5-030)
We have reviewed the aforementioned applications and now offer the following as conditions of the
applicant. These conditions shall be considered injùll, unless expressly modified or deleted by motion of the
Meridian City Council.
APPLICATION SUMMARY & BACKGROUND
The applicant, Pennwood Ill, LLC, has applied for Preliminary Plat and Conditional Use Permit (CUP)
approval of four (4) office buildings on 1.74 acres in the L-O (Limited Office) zone. The site is located in
Troutner Business Park Subdivision, platted in 1997. The design ofthe subdivision places all of the parking,
trash enclosures, ingress/egress easements, and utilities for the associated buildings on a central common lot,
giving the two rear lots (Lots 4 & 5) no frontage on a public street. The applicant has proposed two
amenities as part of the Planned Development proposal: a plaza in the landscape berm with a picnic table,
and approximately 22,000 square feet, or 29% of the property, of landscaped open space. As part of the
CUP, the applicant has requested reduced lot frontage in the L-O zone. (See below for a comparison of
proposed exceptions).
Street Frontage in L~O Zone-
PP-OS-022, CUP..QS.030
City Minimum ReQuirement
50 feet
Proposed Minimum
0 feet (Lots 4 & 5)
Woodpenn.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 16, 2005
Page 2
Combined, the four office buildings total 21,000 square-feet of office floor space. The site is located at the
comer ofSW 5th Avenue and W. Pennwood Street, approximately one quarter-mile south of Franklin Road
and one-quarter mile west of Meridian Road. This property is designated "Commercial;" on the 2002
Comprehensive Plan Land Use Map and is currently vacant.
The subject application was submitted to the Planning and Zoning Department for review. Staffhas provided
a detailed analysis and recommended conditions of approval for the requested conditional use permit
application below. Staff is recommending approval of the application, with the conditions outlined in
this report.
CURRENT OWNERS OF RECORD
Troutner Business Park Development Corporation is the current property owner, and Mary Ballantyne, an
authorized agent, has submitted notarized consent for Pennwood III, LLC to submit the subject application.
LOCATION & SURROUNDING USES
The subject property is located at 429 SW 5th Avenue near the comer of SW 5th Avenue and W. Pennwood
Street, approximately one quarter-mile south of Franklin Road and one-quarter mile west of Meridian Road,
in Section 13, Township 3 North, Range 1 East, B.M., Ada County, Idaho.
The following uses surround the subject property:
North - Vacant land, zoned L-O (City of Meridian).
South - Vacant land, zoned L-O (City of Meridian).
East - Businesses in Troutner Business Park Subdivision, zoned L-O.
West - Franklin Square Subdivision with existing residences, zoned R-8.
PRELIMINARY PLAT ANALYSIS
Sections 12-3-3.J.2 and 12-3-5.D of Meridian City Code 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;
This site is currently designated as "Commercial" on the Comprehensive Plan Future Land Use Map
and is zoned L-O (Limited Office). In Chapter VII ofthe 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.
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):
.
"Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III,
Objective D, Action item 5)
PP-05-Q22, CUP-05-Q30
Woodpenn.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 16, 2005
Page 3
The applicant has proposed extensive landscapingfor the site, including a larger than required land
use buffer separating this development from the adjoining residential neighborhood to the west.
.
"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 I,
Objective A, Action item 6)
This is an infill development site and is readily serviceable by City of Meridian 's sanitary sewer and
water systems. Meridian Fire and Police have commented that they can serve the property.
.
"Identify transitional zones to buffer commercial and residential uses, to allow uses such as
offices and other low intensity uses. (Chapter VII, Goal I, Objective B, Action item 5)
The subject property is zoned L-O (Limited Office) and provides a low impact transition from the C-
G zoned properties to the east to the residential properties to the west.
Staff finds that ifthe Commission and Council grant the Applicant the requested modifications with
the CUP/PD, and the Applicant complies with the conditions included in this report, the lot
configuration and overall design of the subdivision would be in general conformance with the City of
Meridian Comprehensive Plan.
B.
The availability of public services to accommodate the proposed development;
The subject site has adequate access to SW 5th Avenue via the one proposed access point. The City
of Meridian Fire and Police Departments currently monitor, service, and protect the subject
neighborhood. Sanitary Services Company currently provides refuse service to surrounding
properties. City sewer and water services are currently available to this site via existing mains in SW
5th Avenue and the common lot abutting the south property line. The applicant will be responsible to
construct sewer mains to and through this proposed development. The applicant shall coordinate
main sizing and routing, for any mains required to provide service, with the Public Works
Department. Applicant shall execute City of Meridian standard forms of easements, for any mains
that are required to provide service.
On May 27,2005, a joint agency/department comments meeting was held with representatives of key
service providers to this property. All of the detailed conditions from the Meridian Police
Department, Meridian Fire Department, and other agencies/departments are at the end ofthis report.
The Commission and Council should reference any written or verbal testimony submitted by the
Meridian Police Department, the Meridian Fire Department, the Meridian Parks Department, and any
other agency providing service to this site, regarding their ability to adequately service this project.
Staff finds that the subject property can be served adequately by all essential public facilities and
City services.
c.
The continuity of the proposed development with the capital improvement program;
PP~05-022, CUP-O5-030
Woodpenn.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 16,2005
Page 4
Because the developer is installing sewer, water, utilities and irrigation, for the development at their
cost, staff finds that the subdivision will not conflict with the capital improvement program.
D.
The public rmancial capability of supporting services for the proposed development;
Staff finds that the City and its related services are capable of servicing the proposed development.
The development will not require major expenditures for providing supporting services. Staff
recommends that the Commission and Council reference any written and/or verbal testimony
submitted by the Meridian Police and Fire Departments with regard to their capability to serve the
proposed development.
E.
The other health, safety or environmental problems that may be brought to the Coß1DÚssion's
attention.
Staff is not aware of any natural, scenic or historic features in the general vicinity of this project.
Staff finds that no site improvements associated with the application should damage natural, scenic
or historic features in the area.
SPECIAL CONSIDERA TIONS- PRELIMINARY PLAT
1.
Street Buffers: SW 5th A venue abutting this site is designated as a local road. Meridian City Code
(MCC) 12-13-10-4 requires a 10 foot (10') wide buffer along local roads. MCC 12-13-10-2 states
that all required street buffers shall be located beyond any street right-of-way and shall be maintained
by the property owner upon which the buffer lies. No fences are permitted within required street
buffers. Further, MCC 12-13-10-6 requires street buffers to be planted with trees and shrubs, lawn,
or other vegetative ground cover, with a minimum density of one tree per 35 linear feet. The
applicant should be required to place the required ten foot street buffer within an easement in favor
of the Business Owner's Association. See Site Specific Condition #1 below.
2.
Perimeter F encilllz: If permanent perimeter fencing is not provided, temporary construction fencing
to contain debris must be installed around the perimeter adjacent to the vacant lands prior to issuance
of a building permit. See Site Specific Condition #2 below.
3.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water (MCC 12-13-8.3). 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
used, 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. An underground, pressurized irrigation system
shall be installed to all landscape areas per the approved specifications and in accordance with MCC
12-13-8 and MCC 9-1-28. See Site Specific Condition #5 below.
SITE SPECIFIC CONDITIONS- PRELIMINARY PLAT
PP-05-022, CUP-05-O30
W oodpenn.PP. cUP .doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 16, 2005
Page 5
1.
The applicant shall be required to place the required ten foot (10') street buffer along SW 5th Avenue
within an easement in favor of the Business Owner's Association.
2.
If permanent perimeter fencing is not provided, temporary construction fencing to contain debris
must be installed around the perimeter adjacent to the vacant lands prior to issuance of a building
permit.
3.
Sanitary sewer is being proposed via extension of services from existing mains in S.W. 5th avenue,
and the common lot abutting the south property line ofthis development. In the event that the depth
of the sewer makes the installation of services to be unacceptable, the applicant shall be responsible
to design and install any mains necessary to provide service, and to coordinate main sizing and
routing with the Public Works Department. Applicant shall execute City of Meridian standard forms
of easements, for any mains that are required to provide service. Cover over sanitary sewer mains
shall be no less than 3-feet from finish grade to the top of the pipe. If cover is less than 3-feet from
the sub-grade to the top of pipe, alternate pipe materials shall be used per the Meridian Public Works
Department's Standard Specifications.
4.
Water service to this site is being proposed via an extension of water mains located in S.W. 5th
Avenue. The applicant shall construct all water mains necessary to serve this proposed development
and to coordinate main size and routing with the City of Meridian Public Works. Applicant shall
execute City of Meridian standard forms of easements, for any mains that are required to provide
service.
5.
Underground year-round pressurized irrigation must be provided to all lots within this development.
Pressure irrigation is being proposed via service extensions from an existing main owned and
operated by N amp a and Meridian Irrigation District. The existing pressure irrigation main already
has a year-around back up in the form of a single point connection to the city's culinary water
system. If any additional connections to the City of Meridian's water system are installed for
irrigation purposes, the applicant shall be responsible for the payment of assessments for the irrigable
common areas prior to signature on the final plat.
6.
The seepage bed located between Lot 4 and Lot 5 is within 20 feet of the building shown on Lot
4. DEQ regulations state that there must be a 20-foot minimum separation between an
underground drainage facility and any building. The applicant shall make the necessary
adjustments to conform to DEQ regulations.
7.
The applicant shall establish a Business Owner's Association for the ownership and maintenance of
the common lots.
8.
All conditions of the current Conditional Use Permit (CUP~05-030) application shall also be
considered conditions of the Preliminary Plat (PP-O5-022).
STANDARD CONDITIONS- PRELIMINARY PLAT
PP-O5-022, CUP-05-O30
Woodpenn.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 16, 2005
Page 6
1.
All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.
A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as noted
in this report, shall be submitted for the subdivision with the final plat application.
3.
All storm and drainage water shall be retained on site. A drainage plan designed by a State ofIdaho
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 Environmental Quality 1997 publication Catalog of Storm Water
Best Management Practices for Idaho Cities and Counties and City of Meridian standards and
policies. Off-site disposal into 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.
4.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13. Plans
will need to be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department. If
lateral users association approval cannot be obtained, alternate plans will be reviewed and approved
by the City Engineer prior to [mal plat signature.
5.
Applicant shall be responsible for application and compliance with any Section 404 Permitting that
may be required by the Army Corps of Engineers.
6.
Applicant shall be responsible for application, compliance with, and NPDES Permitting that may
be required by the Environmental Protection Agency.
7.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
8.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
9.
Two-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights will be required at
locations designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final
design locations and quantity are determined after power designs are completed by Idaho Power
Company. The street light contractor shall obtain design and permit from the Public Works
Department prior commencing installations.
10.
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 have to be
mitigated.
PP-05-O22, CUP-O5-O30
W oodpellll.PP .CUP .doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 16, 2005
Page 7
11.
12.
13.
14.
15.
16.
17.
18.
20.
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.
Applicant's engineer will 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.
The 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.
Prior to signature of the final plat(s) by the City Engineer, a letter of credit or cash surety in the
amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary
sewer, water, etc. that has not been completed.
All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and
landscaping shall be installed and approved prior to obtaining certificates of occupancy.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, and the Final Plat for this subdivision shall be recorded, prior to
applying for building permits.
All sidewalks shall be constructed in accordance with MCC 12-5-2.K. Prior to signature of the
final plat(s) , all sidewalks shall be constructed or a fInancial guarantee that said improvements will
be completed shall be provided (MCC 12-5-3).
Please submit groundwater/soils monitoring data, as collected and analyzed by a soils scientist, to
the Public Works Department for review. Any drainage areas (detention/retention basins) must be
designed to ensure that water will percolate or discharge with a period of time not to exceed 24-
hours for all storms up to and including a 1O0-year storm events. Side slopes within drainage
areas shall not exceed 3: 1. Any portion of a drainage area not improved with sod/grass seed (or
other approved landscaping) shall not count towards the required open space area. The project
engineer should pay close attention to the results of field studies determining the groundwater, soil
type & and characteristics during the design and construction phases. The engineer shall be
required to certify that the street centerline elevations are set a minimum of 3- feet above the
highest established normal groundwater elevation.
19.
The Applicant shall coordinate mailbox locations with the Meridian Post Office.
Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
PP-05-022, CUP-05-030
Woodpenn.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 16, 2005
Page 8
21.
Staff's failure to cite specific ordinance provisions or terms of the approved annexation/conditional
use does not relieve the Applicant of responsibility for compliance.
22.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
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 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 submitted site plan depicts 86 on-site parking stalls. MCC 11-13-5.B.2 requires office uses to
provide one on-site parking space for every 400 square-feet of building (gross). Per this requirement,
the applicant would be required to provide 53 parking stalls (21,OOOs.fbuilding/400 = 53 stalls) on
the property. MCC 11-13-3.A requires off-street parking facilities to be designed with appropriate
means of vehicular access to a street or alley, in a manner which will least interfere with traffic
movement. MCC 11-13-4.D requires all off-street parking areas to be paved. MCC 11-13-3 requires
parking spaces to be within 300-feet ofthe use served. MCC 11-13-4.F requires 90-degreeparking
stalls to be 9- feet wide and 19- feet long with a 25- foot wide drive aisle. The applicant has depicted
20-foot long parking stalls with 6-foot sidewalks. The applicant should be required to install wheel
blocks to prevent vehicles from overhanging the sidewalk more than one foot, or increase the
sidewalk width to seven feet (7') and reduce the parking space length to nineteen feet (19'). Staff
finds that the applicant has shown enough parking to accommodate the proposed office uses and that
the parking as shown on the site plan complies with MCC.
The developer of Troutner Business Park Subdivision installed the required sidewalk adjacent to SW
5th Avenue and the landscaping currently existing along the western boundary of this site. The
applicant is required to provide additional landscaping within the parking areas and a 10-foot
landscaped street buffer along SW 5th Avenue. The applicant should be required to place the
proposed street buffer within an easement in favor of the Business Owner's Association. (See
Preliminary Plat Site Specific Condition #1). Meridian City Code requires a 20 foot (20') land use
buffer between the proposed office uses and the existing residential uses to the west. The applicant
has shown on the plans a land use buffer that is approximately 40 feet wide, which far exceeds the
requirements of the ordinance.
Staff finds that the site is large enough to accommodate the proposed uses and all yards (setbacks),
open spaces, parking, landscaping and other features required by 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;
PP-O5-022, CUP-O5-O30
Woodpenn.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 16, 2005
Page 9
c.
This site is designated as "Commercial" on the Comprehensive Plan Future Land Use Map and
zoned L-O. Staff finds that if the applicant complies with the conditions included in this report, the
building configurations and overall design ofthe development would be in general conformance with
the City of Meridian Comprehensive Plan and will be in general conformance with the requirements
of the Zoning Ordinance. Further, staff finds that the development plan is consistent with the
recorded zoning resolution, development agreement, and previous development approvals granted by
the City for this site. See further discussion under Preliminary Plat Analysis Item "A" above.
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 finds that the proposed office buildings should be compatible with other uses in the
neighborhood and with the intended character of the general vicinity, which includes a mix of
residential, commercial, and office uses. Meridian City Code requires a 20 foot (20') land use buffer
between the proposed office uses and the existing residential uses to the west. The applicant has
shown on the plans a land use buffer that is approximately 40 feet wide, which far exceeds the
requirements of the ordinance. The Council and Commission should consider public testimony
when determining if the proposed use will adversely change the essential character of the general
vicinity.
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 does not anticipate that the proposed use will have an adverse affect on other property in the
vicinity if designed, constructed, operated and maintained in accordance with the Site Specific and
General Conditions of approval. Staff recommends that the Commission and Council rely upon
public testimony, staffs analysis, and other agency comments when determining if the proposed uses
will adversely affect the other properties in the vicinity.
E.
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 subject property can be served adequately by all essential public facilities and
City services. See further discussion under Preliminary Plat Analysis Item "B" above.
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 developer will be required to finance the extension of sewer, water, utilities and
PP-05-022, CUP--O5-030
Woodpenn.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 16, 2005
Page 10
pressurized irrigation to serve the project. The primary public costs to serve the site will be fire and
police services. Staff finds there will not be excessive additional requirements at public cost and that
the proposed use 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 does not anticipate that the proposed uses, will be detrimental to the general welfare of the
community by means of producing excessive traffic, noise, smoke, fumes, glare or odors generated
by the proposed uses.
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 not proposing to construct any new vehicular approaches int%ut of the
property. ACHD considers vehicular approaches in their analysis of projects and has previously
approved the access points for this parcel. Staff finds that the proposed use and associated
approaches will not create interference with any traffic on the sulTounding public streets. Please
refer to the ACHD report for further detail on traffic issues.
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 not aware of any natural, scenic or historic features in the general vicinity of this project.
Staff finds that no site improvements associated with the application should damage natural, scenic
or historic features in the area.
SPECIAL CONSIDERA TIONS- CONDITIONAL USE PERMIT
1. Amenities: The applicant has proposed two amenities as part ofthe Planned Development proposal:
a plaza in the landscape berm with a picnic table, and approximately 22,000 square feet, or 29% of
the property, of landscaped open space. After subtracting the square footages of required land use
buffers and street buffers, per the Planned Development ordinance, the remaining landscaped open
space eligible for inclusion as an amenity is approximately 20% of the total area of the development,
far exceeding the 10% required. Staff finds that these proposed amenities meet the requirements of
MCC l2-6-2.A.3.
2.
Parking Space Dimensions: The applicant has depicted 20-foot long parking stalls with 6-foot
sidewalks. The applicant should be required to install wheel blocks to prevent vehicles fTom
overhanging the sidewalk more than one foot, or increase the sidewalk width to seven feet (7') and
reduce the parking space length to nineteen feet (19'). See Site Specific Condition #2.
SITE SPECIFIC CONDITIONS- CONDITIONAL USE PERMIT
1. All conditions of the current Preliminary Plat (PP-O5-022) application shall also be considered
PP-05-022, CUP-OS-O30
W oodpenn.PP. CUP .doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 16, 2005
Page II
conditions of the Conditional Use Permit (CUP-05-030).
2.
The applicant shall be required to install wheel blocks to prevent vehicles from overhanging the
sidewalk more than one foot, or increase the sidewalk width to seven feet (7') and reduce the parking
space length to nineteen feet (19').
3.
Approved reductions to dimensional standards: Lots 4 and 5 are approved with 0 feet (0') of
frontage on a public road.
4.
Required amenities: The seating plaza located at the west end ofthe parking lot and the
landscaped open space as depicted on the landscape plan, dated 4/15/05 by JOT Architecture, are
approved as the two (2) required amenities for the Planned Development. These amenities shall
be constructed per the submitted plans (with any changes required by the Commission or
Council).
5.
The construction of the proposed office buildings shall substantially comply with the elevations
(dated 4/15/05) on file with the City. Construction materials used on the structures shall be
approved by City of Meridian Building Department and be in accordance with the most recent
Uniform Building Code. If any significant modification(s) to the approved architectural design
features and/or materials, as determined by the Planning Director, are requested for building(s) in
the future, the property owner shall be required to submit a CUP modification.
6.
No signs are approved with this CUP. All signage shall be in accordance with the standards set
forth in Section 11-14 of the City Zoning and Development Ordinance. All signage is subject to
design review and shall require separate permits. Temporary or portable signs shall be
prohibited, and will be removed upon three (3) days notice to the applicant.
7.
The building and site improvements shall be constructed per the approved plans with all
modifications required by this application.
ST ANDARD CONDITIONS- CONDITIONAL USE PERMIT
1. Down-shield or othelWise alter all exterior lighting, whether attached to the building or located
within the parking area, so that the light does not spill over onto adjacent properties or rights-of-way.
All parking lot lighting shall be in accordance with Ordinance 11-14-4.C.
2.
All building and site improvement construction shall conform to the requirements of the Americans
with Disabilities Act.
3.
Submit a drainage plan designed by a State of Idaho licensed architect or engineer to the City
Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Stormwatertreatment and disposal must
be designed in accordance with Department of Environmental Quality 1997 publication Catalog of
Storm 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
PP-O5-022, CUP-OS-030
Woodpcnn.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 16, 2005
Page 12
plan approval. The applicant is responsible for filing all necessary applications with the Idaho
Department of Water Resources regarding Shallow Injection Wells.
4.
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) from the Meridian Planning and Zoning Department (MCC
11-19-1).
5.
A building permit shall be obtained prior to the start of construction.
6.
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 inigation). A bid must accompany any
request for temporary occupancy. Any temporary occupancy will not exceed 60 days to complete the
required improvements.
7.
This Conditional Use Permit shall be valid for a maximum period of 18 months. If construction on
the first phase/building has not begun within this timeframe, a new Conditional Use Permit must be
obtained prior to the start of development.
8.
As part of a Conditional Use Permit, the City of Meridian may Impose additional
restrictions! conditions.
Other A!!encv!Deoartment Comments & Conditions
SANITARY SERVICES COMPANY (SSC)
1. 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. The south façade shall be modified to include windows that look onto the parking areas and!or other
public areas.
2. The proposed office development shall limit landscaping shrubs and bushes to species that do not
exceed three feet in height.
MERIDIAN PARKS DEPARTMENT
1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13-6) will be followed.
2. 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.
MERIDIAN FIRE DEP AR TMENT
PP-05-022, CUP-05-030
, Woodpenn.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 16, 2005
Page 13
1. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
2. 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.
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 ofthe IFC 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 D1O3.6 Signs.
5. For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
6. 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.
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 4 office/commercial lots 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
2612 responses in the year 2004. 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 of5' from the building to the dumpster enclosure.
10. Provide a Knoxbox entry system for the complex prior to occupancy.
11. The applicant shall work with Planning Department staff to provide an address identification plan
including a pylon/monument sign at the required intersection(s).
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.
PP-05-022, CUP~05--O30
Woodpenn.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 16, 2005
Page 14
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) ttom a hydrant on a fire apparatus access road, as measured by an
approved route around the exterior ofthe 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
D1O5.
RECOMMENDATION
Staff recommends approval of the submitted Preliminary Plat (PP~O5-022) and Conditional Use
Permit (CUP~O5-030) applications, with the conditions listed herein.
PP-05-022, CUP-05-O30
Woodpenn..PP_CUP.doc
~ CENTRAL
ŒE~ð1r~
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Divisio~ECEIVf.J
MAY 2 4 2005
Return to:
0 Boise
0 Eagle
0 Garden City
H Meridian
0 Kuna
DACZ
0 Star
Rezone #
Conditional Use # ~ r.L/f'J
Preliminary / Final/Short Plat
- f), '.E
City of Meri..l¡"..
City Clerk Office
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~ 8. After wri~e approval from appropriate entities are submitted, we can approve this proposal for:
entralsewage ~community sewage system 0 community water well
interim sewage central water
0 individual sewage individual water
Ø-9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division ~nvironmental Quality:
entralsewage g community sewage system 0 community water
sewage dry lines p-central water
Run-off is not to create a mosquito breeding problem.
~o.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
~14. Please see attached stormwater management recommendations
015.
0 child care center
fifd:~
Date: Qj / ð--J
Reviewed By:Ø i/k:~
15726-001EHO904
Review Sheet
fS CENTRAL
Gi 8tðL1~
MAIN OFFICE' 707 N. ARMSTRONG PL. . BOISE, 10 83704~0825 . (208) 375-5211 . FAX 327-8500
To prevent and treat disease and disability; to promote lIealtlly lifestyles; and to protect and promote tile lIealtll and quality of our environment.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that stonn water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this proj ect should
obtain current best management practices for storm water disposal and design
a storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
L.!nd,l2..vO'^'
Serving Valley, Elmore, Boise, anti Atla Counties
Elmore County Office
520 E. 8th 51. North
Mountain Home, 10 83647
Enviro. Health: 587-9225
Family Health: 587-4407
WIC: 587-4409
FAX: 587-3521
Valley County Office
703 N. 1 st St.
P.O. Box 1448
McCall, 10 83638
Ph. 634-7194
FAX: 634-2174
Ada I Boise County Office
707 N. Al11lstrong PI.
Boise, 10 83704
Enviro. Health: 327-7499
Family Planning: 327-7400
Immunizations: 327-7450
Senior Nutrition: 327-7460
WIC: 327-7488
FAX: 327-8500
J?ECEIVE D
)UN - 2 2005
City of Meridian
City Clerk Office
~ & ~ 1~ 'Ðé4bUct
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651 "4395
FAX # 208-463-0092
25 May, 2005
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
William G. Berg Jr., City Clerk
City of Meridian - . --- .'
------'"33EastTdahò'Ävë~ "----- - -.
Meridian, ill 83642
- - - - --.
-_..- _..'-_u"'_.'-.--- ". .,.
RE:
pp 05~O22 & CUP 05-030/Woodpenn (sib Newton's Nook) Subdivision
, Dear Will:
If all storm drainage is retained on-site there will be no impact on Nampa & Meridian
Irrigation District and no further review will be required.
However, if any surface drainage leaves the site, the Nampa & Meridian Irrigation District
requires that a Land Use Change Application is 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 developer must comply with Idaho Code
31-3805. It is recommended that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
Sincerely,
1iif¿~
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
c:
A. Damberger
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
- RECEIVED
JUN - 2 2005
City of M.,õdõa. ~ ~
CltyClerkOllice CO~y
~&~tfi.. ~.
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
26 May 2005
phones: Area Code 208
--"-- -,- -~ --"
OFFICE: Nampa 466-7861
Lance Warnick SHOP: Nampa 466-0663
Treasure Valley Engineers, Inc.
5680 E. Franklin Road, Suite 220
--~-~!':IP~'~--, ~~,~~_?~- --=-",--'__"--0-- '---'"=~-- ,-~--'--" ---"-----_c_C--"_.-_---~.~-o~-~,",---""--,~-------,,,-,-,--='""---'-~--- __=.._n, --- '---,.. - ---------, , ----
RE:
Land Use Change Application - Woodpenn Subdivision
Please note the District now re uires three 3 sets of lans
Dear Mr. Warnick:
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.
-- -- -- - - -- - - --
sinL Ý/.. ~
DonnaN. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Matt Newton, PO Box 838, Meridian, ID 83680
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
June 16, 2005
15
ITEM #
PROJECT NUMBER
PP 05-022
PROJECT NAME
Wood penn Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL