HomeMy WebLinkAboutDenial LetterCITY OF
IDAHO
MAR "r TREA-SURE VA�� SINCE
1903
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Joseph W. Borton
Charles M. Rountree
Shaun Wardle
CITY DEPARTMENTS
City Attorney/HR
703 Main Street
898-5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
Fire
540 E: Franklin Road
888-1234/fax 895-0390
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898-5501
Planning
660 E. Watertower Lane
Suite 202
884-5533 / fax 888-6854
Police
1401 E. Watertower Lane
888-6678/fax 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500/fax 898-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 / fax 887-1297
- Wastewater
3401 N. Ten Mile Road
888-2191 / fax 884-0744
- Water
2235 N.W. 8th Street
888-5242 / fax 884-1159
July 24, 2007
Mr. Matthew Rhees
The Architect's Office, PLLC
224 16t" Avenue South
Nampa, ID 83651
RECEIVED
AUG 0 9 2007
City of Meridian
City Clerk Office
RE: Denial of Carol Professional Center [Lot 10] Certificate of Zoning Compliance
Dear Mr. Rhees:
This letter is in response to your application for Certificate, of Zoning Compliance
(CZC) for the construction of a 3,195 square -foot office building at 2456 N.
Stokesberry Place. The subject property is currently zoned L-O. Per the Unified
Development Code, Table 11-2B-3, the building setbacks for the L-O zone are as
follows: Rear — 20 feet; Front — 20 feet; and Side — 10 feet. The proposed rear
building setback of 10 feet shown on the site plan does not meet the requirement of
20 feet for structures in the L-O zone. For this reason, Staff is denying your CZC
application as submitted.
At the time the Stokesberry Nos. 1 and 2 applications were submitted, reviewed, and
approved by the City, a 20-foot rear setback was the standard. To date, this standard
in the L-O district has not changed. (See Attachment A)
Staff researched the previous approvals for this development, Stokesberry
Subdivisions Nos. 1 and 2, to see if a reduced setback had been previously requested
or approved. Staff did not find as such for the property in question, Lot 10, Block 1,
Stokesberry Subdivision No. 2.
Lots 6, 7, and 8, Block 1, of Stokesberry Subdivision No. 1 (the lots adjacent to the
school on the west side of N. Stokesberry Place) were approved for a 10-foot rear
setback through the planned development process, CUP-00-020. (See Attachment B)
This modification to the standard rear setback does not apply to any of the lots in
Stokesberry No. 2. Excepting the rear setback on Lots 6, 7, and 8, Block 1, no other
dimensional standards were modified with the approval of Stokesberry No. 1.
In 2003, a preliminary plat application was filed with the City to re -subdivide Lots 1
through 4, Block 1, of Stokesberry Subdivision No. 1. This application was
processed as Stokesberry Subdivision No. 2. No development applications were
submitted concurrently with the preliminary plat for this subdivision.
CITY FALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK —FAX 8884218 FINANCE& UTILITY BILLING —FAX 8874813 MAYOR'S OFFICE —FAX 884-8119
Printed on recycled paper
The City can not evaluate or approve reductions in building setbacks with
preliminary plat applications. This must be accomplished with a supplementary
application such as variance, planned development, or zoning text amendment. And,
as previously stated, no such application was submitted concurrently with platting of
Stokesberry No. 2.
Please note the attached application and narrative submitted with the application for
platting of Stokesberry No. 2. In the narrative, Jim Coslett, J-U-B Engineers, Inc.,
states, "All of the lots are designed to comply with the standards of the [Meridian]
Zoning Ordinance and Comprehensive Plan and no variances are sought or
required." (See Attachment C)
Additionally, Staff has examined the recorded minutes for the Planning & Zoning
and City Council hearings for Stokesberry Subdivision No. 2, where no mention of
reductions in setbacks for any of the proposed lots was made. In fact, the
Applicant's Representative, Daren Fluke, is quoted as saying, "We meet all the
[City's] standards with these lots." Said minutes can be made available to you for
review, if requested.
The final plat for Stokesberry No. 2 was recorded in November 2004 (Instrument
No. 104143338). Further, Note 1, as it appears on the final plat for Stokesberry
Subdivision No. 2, reads, "Building setbacks and dimensional standards in this
subdivision shall be in compliance with the applicable zoning regulations of the City
of Meridian, Idaho, or as allowed by conditional use." (See Attachment D) As stated
above, no application for variance or planned development was submitted with
preliminary plat. Therefore, all lots within Stokesberry are meant to conform to the
established 20-foot rear setback for the L-O district.
It is true that four buildings within Stokesberry No. 2 were previously approved by
the City with 10 foot rear setbacks. However, this was a City error. And, although
Staff has erred in the past, we can not perpetuate this and approve the CZC for Lot
10, Block 1, as currently proposed. Therefore, Staff is denying the CZC application
for the Carol Professional Office.
In accordance with UDC 11-5A-3F and UDC 11-5A-6, you have the option to
appeal this decision to the City Council. All City Council Review applications
(appeals) shall be filed in writing with the Planning Department within fifteen (15)
days after the date of this letter. The appeal will be forwarded to the City Council to
conduct a public hearing. The appeal should specify the grounds upon which the
appeal is filed. I have attached the City Council Review application and checklist to
this letter, should you decide to file an appeal of the Director's determination. (See
Attachment E)
Please feel free to contact Caleb Hood at 884-5533 with any questions or concerns.
Sin —rely,
Anna Canning
City of Meridian Planning Director
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11-213-3 C 0 Q9 11-213-3
11-213-3: STANDARDS: The standards for all development in the
commercial districts shall be as follows:
A. Dimensional Standards:
1. Table 11-213-3 of this section shall be used for determining
required setbacks, street and residential landscape buffers and
maximum building height standards for development in each of the
respective commercial districts. Subsections A2 and A3 of this
section set forth certain exceptions and additional clarification for the
dimensional standards.
TABLE 11-213-3
DIMENSIONAL STANDARDS IN THE COMMERCIAL DISTRICTS
Dimensional Standards'
C-N
C-C
I C-G
L-O
Front setback (in feet)
20
0
Rear setback (in feet)
25
0 20
Interior side setback (in feet)
0 10/52
Street landscape buffer (in feet):
Local
10
Collector
20
Arterial
25
Entryway corridor
35
Interstate
50
Landscape buffer to residential '`
20
25
25
20
uses (in feet)3
Maximum building height (in feet)
35
50
65
35
Maximum building size without
7,500
60,000
200,000
10,000
design standard approval as set
forth in section 11-3A-19 of this
title (in square feet)
Parking requirements
See chapter 3, article C, "Off Street
Parking And Loading Requirements", of
this title
Landscaping requirements
See chapter 3, article B, "Landscaping
Requirements", of this title
July 2006
City of Meridian
ATTACHMENT B
= ' W
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t' �� BEFORE THE MERIDIAN CITY COUNCIL
ep at
y
IN THE MATTER OF THE
APPLICATION OF J-U-B
ENGINEERS, INC., FOR A
CONDITIONAL USE PERMIT.
TO REDUCE THE REAR (WEST
SETBACK) ADJACENT TO THE
SCHOOL FROM 20 FEET TO 10
FEET FOR PROPOSED CAROL
PROFESSIONAL CENTER IN AN
L-O ZONE?.LOCATED ON THE
WEST SIDE OF EAGLE ROAD
BETWEEdFAIRVIEW AND
USTICK ROAD, MERIDIAN,
IDAHO
05-25-00
Case No. CUP-00-020
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
DECISION AND ORDER
GRANTING CONDITIONAL
USE PERMIT SUBJECT TO
CONDITIONS
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n The above entitled conditional use permit application having come before
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the City Council for public hearing on May 16, 2000, at the hour of 7:30 p.m., at the
Meridian City Hall, 33 East Idaho Street, Meridian, Idaho, upon the Findings of Fact and
Conclusions of Law and Recommendation to City Council issued by the Planning and
Zoning Commission who conducted a public hearing and having heard and taken oral and
written testimony, and Shari Stiles, Planning and Zoning Administrator, appeared and
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testified at the hearing, and appearing and testifying on behalf of J-U-B Engineers, Inc. was
Nancy Taylor, and no one appeared in opposition, and having duly considered the matter
FINDINGS OF FACT AND CONCLUSIONS OF LAW — Page I of 16
USE PERMIT SUBJECT TO CONDITIONS / J-U-B ENGINEERS, INC.
CAROL PROFESSIONAL CENTER/ CUP-00-020
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and the Planning and Zoning Commission made the following Findings of Fact and
Conclusions of Law and Recommendation to City Council, and the City Council having
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received the staff report and the record made before the Planning and Zoning
Commission, and being fully advised in the premises, the Council finds and concludes as
follows:
:1 STATEMENT OF LEGAL AUTHORITY AND JURISDICTION:
V.3 CONCLUSIONS OF LAW
1. ;u Idaho Code § 67-6512 provides in part that:
(A) As part of a zoning ordinance the City Council may provide
for the processing of applications for special or conditional
use permits; and
(B) =: That a special use permit may be granted to an applicant if
the proposed use is otherwise prohibited by the terms of the
zoning ordinance, but may be allowed with conditions
U under specific provisions of the zoning ordinance, subject to
the ability of political subdivisions, including school
districts, to provide services for the proposed use, and when
it is not in conflict with the plan; and
(C) That upon the granting of a special use permit, conditions
may be attached to a special use permit, including, but not
limited to, those:
1) Minimizing adverse impact on other development;
2) Controlling the sequence and timing of development;
3) Controlling the duration of development;
FINDINGS OF FACT AND CONCLUSIONS OF LAW — Page 2 of 16
USE PERMIT SUBJECT TO CONDITIONS / J-U-B ENGINEERS, INC..s
CAROL PROFESSIONAL CENTER / CUP-00-020
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4) Assuring that development is maintained properly;
5) Designating the exact location and nature of
development; requiring the provision for on -site or
off -site public facilities or services; requiring more
restrictive standards than those generally required in
an ordinance; requiring mitigation of effects of the
proposed development upon service delivery by any
political subdivision, including school districts,
R providing services within the planning jurisdiction.
2. The City of Meridian has exercised its authority to provide for the
processing of applications for Conditional Use Permits by the enactment of Meridian
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"City Code � 11-17-2.
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3. r: Idaho -Code § 67-6504 provides that the City Council may exercise all of
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the powers required and authorized by Chapter 65 of Title 67 Idaho Code which Act is
known as the "Local Land Use Planning Act of 1975."
4. 4 The City of Meridian has enacted the Comprehensive Plan City of
Meridian adopted December 21, 1993, Ordinance No. 629, January 4, 1994.
5. Prior to granting a conditional use permit in a Limited Office (L-O)
zone, a public hearing shall be conducted with notice to be published and provided to
property owners or purchasers of record within three hundred feet (300') of the
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external botthdaries of the land under consideration for the conditional use permit all
in accordance with the provisions of Meridian City Code § 11-17-5, which provides as
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follows:
FINDINGS OF FACT AND CONCLUSIONS OF LAW — Page 3 of 16
USE PERMI'f-SUBJECT TO CONDITIONS / J-U-B ENGINEERS, INC.
CAROL PROFESSIONAL CENTER / CUP-00-020
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"Prio to approving a Conditional Use Permit, the applicant and the
CoAussion and Council shall follow notice and hearing procedures provided in
Chapter 15 of this Title. Provided, however, that conditional use applications
for land in Old Town and in industrial and commercial districts shall only be
required to have one public hearing which shall be held before the Planning and
Zoning Commission; and after the recommendation of the Commission is made,
the application shall go before the City Council without a public hearing and the
Council may approve, deny, or modify the recommendation of the
Commission."
STATEMENT OF FACTS RELATIVE TO LEGAL AUTHORITY
AND JURISDICTION
FINDINGS OF FACT
1. A notice of a public hearing on the conditional use permit was published
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for two (2) eonsecutive weeks prior to the said public hearing scheduled for May 16,
2000, before the City Council, the first publication appearing and written notice
having been4mailed to property owners or purchasers of record within three hundred
feet (300') of the external boundaries of the property under consideration more than
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fifteen (15) days prior to said hearing and with the notice of public hearing having been
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posted upori the property under consideration more than one week before said hearing
and the copies of all notices were made available to newspaper, radio and television
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stations as public service announcements; and the matter having been duly considered
by the City Council at the said May 16, 2000, public hearing; and the Applicant,
affected property owners, and government subdivisions providing services within the
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FINDINGS qF FACT AND CONCLUSIONS OF LAW — Page 4 of 16
USE PERMIT SUBJECT TO CONDITIONS / J-U-B ENGINEERS, INC.
CAROL PROFESSIONAL CENTER/ CUP-00-020
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planning jurisdiction of the City of Meridian, having been given full opportunity to
express comments and submit evidence.
2. There has been compliance with all notice and hearing requirements sdt
forth in Idaho Code §§67-6509 and 67-6512; and Meridian City Code §§ 11-15-5 and
I 1-17-5 as evidenced by the .Affidavit of Mailing, and the Affidavit of Publication and
Proof of Posting filed with the staff report.
3. Council takes judicial notice of its Zoning, Subdivision and
Development Ordinances codified at Meridian City Code Title 1 I and Title 12 and all
current zoning maps thereof and the Comprehensive Plan of the City of Meridian
adopted December 21, 1993 Ordinance #62§ - January 4, 1994 and Maps and the
Ordinance establishing the Impact Area Boundary Ordinance and Map.
4. " The property is located at west side of Eagle Road between Fairview and
Ustick Road, Meridian, Idaho.
5. The owner of record of the subject property is Jon Barnes of Boise.
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6. - Applicant is JUB Engineers of Boise.
7.The subject property is currently zoned R-T. There is an application
before the gity Council for annexation and zoning to Limited Office (L-O). The
zoning district of L-O is defined within the City of Meridian Zoning and Development
Ordinance, Section 11-7-2.
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FINDINGS OF FACT AND CONCLUSIONS OF LAW — Page 5 of 16
USE PERMIT SUBJECT TO CONDITIONS / J-U-B ENGINEERS, INC.
CAROL PROFESSIONAL CENTER/ CUP-00-020
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8. The proposed application requests a conditional use permit for reduction
in rear setback. The L-O zoning designation within the City of Meridian Zoning and
Development Ordinance requires a conditional use permit be obtained for most uses
including those requested by the Applicant. (Meridian City Zoning and Development
Ordinance, Section 11-8-1).
9. The Meridian Planning and Zoning Commission recognizes that the
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proposed ao' lication is in compliance with the Meridian Comprehensive Plan.
10. The use proposed within the subject application will in fact, constitute a
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conditional use as determined by City Ordinance. r
The requested conditional use is described in the "PRELIMINARY PLAT
OF CAROL PROFESSIONAL CENTER, Date: 5-8-00, Drawn By: PJE, Design By:
GAL, Checked By: GAL, Project No. 11507, Sheet 1 of 3, BY: J-U-B ENGINEERS,
INC., PROPERTIES WEST, INC., Developer, for CAROL PROFESSIONAL
CENTER",;to reduce the rear (west setback) adjacent to the school from 20 feet to 10
feet for the proposed Carol Professional Center, and which property is described as:
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A parcel of land .being a portion of the Southeast 1/4 of the Northeast 1/4 of
Section 5, T.3N., R.IE., B.M., Ada County, Idaho, and more particularly
described as follows:
Commencing at a point marking the Northeast corner of Section 5, T.3N.,
R.IE9 B.M., Ada County, Idaho; thence South 00°3605" West along the
Easterly boundary of said Section 5, 2,611.52 feet to a point marking the
A.
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FINDINGS OF FACT AND CONCLUSIONS OF LAW — Page 6 of 16
USE PERMIT SUBJECT TO CONDITIONS / J-U-B ENGINEERS, INC.
CAROL PROFESSIONAL CENTER/ CUP-00-020
%7.
Southeast corner of the NE 1/4 of gaid Section 5. Said point being the REAL
POINT OF BEGINNING;
ii
thence leaving said Easterly line North 89°40'38" West, along the Southerly
boundary line of said NE 1/4, 372.00 feet to a point;
thence leaving said Southerly boundary North 00°36'05" East, 250.00 feet to a
point;
thence North 89°40'37" West, 143.00 feet to a point;
thence North 00°36'05" East, 50.00 feet to a point;
theme North 89°40'37" West, 105.00 feet to a point;
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thence North 00°36'05" East, 354.16 feet to a point on the Southerly boundary
of Carol's Subdivision as shown on the Official Plat thereof recorded Book 38 of
Plats'at page 3164 in the office of the Recorder, Ada County, Idaho;
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thence South 89°10'00" East along said Southerly boundary, 620.00 feet to a
point_ on the Easterly boundary of said Section 5;
thence South 00"36'05" West along said boundary 648.63 feet to the REAL
POINT OF BEGINNING.
Said parcel contains 7.73 acres, more or less.
}12. ' Giving due consideration to the comments received from the
governmentll subdivisions providing services in the City of Meridian plpnmg
jurisdiction;*as herein provided for in the conditions of approval, public facilities and
services required by the proposed development will not impose expense upon the
public if the conditions of development, as set forth in the Decision and Order number
2, are found to mitigate the effects of the proposed use and development upon services
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FINDINGS OF FACT AND CONCLUSIONS OF LAW — Page 7 of 16
USE PERMIT SUBJECT TO CONDITIONS / J-U-B ENGINEERS, INC.
CAROL PROFESSIONAL CENTER / CUP-00-020
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delivered bypolitical subdivisions providing services to the subject real property within
the planning jurisdiction of the City of Meridian.
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13. The use proposed within the subject application will in fact, constitute a
conditional use as determined by Council action and City Ordinance.
14. The use proposed within the subject application will be subject
to31the conditions as set f?rth in the Decision and Order under number 2, and will be
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designed, constructed, operated and maintained to be harmonious and appropriate in
appearance or intended character of the general vicinity and that such use will not
change ther"ntended essgptial character of the same area.
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15. The use proposed within the subject application will no&be hazardous or
disturbing to existing or future neighboring uses.
16. The use proposed within the subject application will be served
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adequately by central public facilities and services such as highways, streets, police and
fire protection, drainage structures, refuse disposal, water and sewer.
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17. " The applicant has agreed to pay any additional sewer, water or
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trash fees oiicharges, if any associated with the use.
18. The use proposed within the subject application will not involve
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FINDINGS OF FACT AND CONCLUSIONS OF LAW — Page 8 of 16
USE PERMIT SUBJECT TO CONDITIONS / J-U-B ENGINEERS, INC.
CAROL PROFESSIONAL CENTER/ CUP-00-020
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uses, activities, processes, materials, equipment and conditions of operation that will be
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detrimental;to any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
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19. ■ Sufficient parking for the proposed use of the property will be
provided.
20. The use will not result in the destruction, loss or damage of natural
or scenic features of major importance relating to the property.
DECISION AND ORDER
GRANTING CONDITIONAL USE PERMIT SUBJECT TO CONDITIONS
NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING
FINDINGS OF FACT AND CONCLUSIONS OF LAW, the City Council does
hereby ORDER and this does Order that:
1. That the Applicant/Owner of the property, is granted a conditional use
permit for the proposed application request of a conditional use permit to reduce the
rear (west setback) adjacent to the school from 20 feet to 10 feet for the proposed
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Carol Professional Center, and described in the ""PRELIMINARY PLAT
OF CAROOPROFESSIONAL CENTER, Date: 5-8-00, Drawn By: PJE, Design By:
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GAL, Checked By: GAL, Project No. 11507, Sheet 1 of 3, BY: J-U-B ENGINEERS,
Ilj
INC., PROPERTIES WEST, INC., Developer, for CAROL PROFESSIONAL
CENTER", for the development of the aforementioned project, and which property is
described as:
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FINDINGS QF FACT AND CONCLUSIONS OF LAW — Page 9 of 16
USE PERMIT SUBJECT TO CONDITIONS / J-U-B ENGINEERS, INC.
CAROL PROFESSIONAL CENTER / CUP-00-020
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A parcel of land being a portion of the Southeast 1/4 of the Northeast 1/4 of
Section 5, T.3N., R.IE., B.M., Ada County, Idaho, and more particularly
described as follows:
Commencing at a point marking the Northeast corner of Section 5, T.3N.,
K IE., B.M., Ada County, Idaho; thence South 00°36'05" West along the
Easterly boundary of said Section 5, 2,61 I.52 feet to a point marking the
Southeast corner of the NE 1/4 of said Section 5. Said point being the REAL
POINT OF BEGINNING;
theme leaving said Easterly line North 89°40'38" West, along the Southerly
boundary line of said NE 1/4, 372.00 feet to a point;
thence leaving said Southerly boundary North 00°36'05" East, 250.00 feet to a
point;
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thence North 89°40'37" West, 143.00 feet to a point;
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thence North 00°36'05" East, 50.00 feet to a point;
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14 thence North 89°40'37" West, 105.00 feet to a point;
theme North 00°36'05" East, 354.16 feet to a point on the Southerly boundary
of Carol's Subdivision as shown on the Official Plat thereof recorded Book 38"of
Plats,at page 3164 in the office of the Recorder, Ada County, Idaho;
thence South 89110'00" East along said Southerly boundary, 620.00 feet to a
point on the Easterly boundary of said Section 5;
thence South 00°36'05" West along said boundary 648.63 feet to the REAL
P0114T OF BEGINNING.
Said parcel contains 7.73 acres, more or less.
Ff �
The conditional use permit granted herein is subject to the following terms and
conditions:
FINDINGS O'P FACT AND CONCLUSIONS OF LAW — Page 10 of 16
USE PERMIT SUBJECT TO CONDITIONS / J-U-B ENGINEERS, INC.
CAROL PROFESSIONAL CENTER/ CUP-00-020
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1.1 ' Determine the normal high groundwater elevation, and submit a profile
Y of the subsurface soil conditions as prepared by a soil scientist with the
design of site drainage plan.
1.2 Coordinate fire hydrant placement with the City of,Meridian Public
y Works Department.
1.3 Provide the Public Works Department with information on anticipated
fire flow and domestic water requirements for the proposed site.
1.4 Per Uniform Plumbing Code requirements, each building shall be served
by independent sewer and water services.
1.5 Assessment fees for water and sewer service are determined during the
building plan review process. Applicant shall be required to enter into an
Assessment Agreement with the City of Meridian. In addition to these
assessments, water and sewer "Late Comers" fees will also be charged
against this parcel to help reimburse the parties responsible for installing
the water and sewer mains to their current points.
1.6 Lighting plans shall ensure that lights do not cause glare or impact
adjacent residential properties or the traveling public, as detemuned by
I the Meridian Public Works Department. The Public Works Department
is in the process of determining detailed standards for lighting.
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1.7 ' The conditional use permit shall be subject to review upon ten days
notice to the Applicant. The conditional use permit shall become null
and void if work does not commence within one year of approval and
t construction is not complete within two years from date of approval. The
conditional use permit shall be made transferable from one owner to a
new owner or from tenant to tenant provided uses comply with
Ordinance requirements and construction proceeds in accordance with
the approved conditional use permit.
1.8 i One monument sign is proposed for the site. An elevation was submitted
with the CUP application. The sign has a background area of
approximately 130 s.f.. The City's draft sign ordinance proposes project
f: center signs in the L-O zone be allowed a maximum background area of
FINDINGS OF FACT AND CONCLUSIONS OF LAW — Page 11 of 16
USE PERMIT,., SUBJECT TO CONDITIONS / J-U-B ENGINEERS, INC.
CAROL PROFESSIONAL CENTER / CUP-00-020
80 s.£. A size restriction shall be placed as a condition on this project and
the sign area be reduced to 80 s.f.. No location for the sign was called out
.. on the Site/Landscape Plan. Applicant shall designate sign location for
review and approval by the Commission. All signage is subject to design
review and separate application to the City.
1.9 The Association's Architectural Review Committee shall establish a
coordinated sign program for all signs within the complex so materials
complement building architecture style and create a unified, consistent
theme. All signage is subject to design review and separate application to
the City.
1.10._ The maximum allowed building coverage in the L-O zone is 50% per lot.
A couple of the proposed building pads appear close to this maximum.
The Applicant shall provide coverage calculations for all lots to
demonstrate compliance with this ordinance. The building envelope sizes
a may vary depending on fixture lot owners, but the general location,
maximum size and orientation for each lot shall be approved with this
application.
1.11 The building pads shown on each lot do not reflect building orientation.
While the proposed elevations are similar for the front and rear,
Applicant shall designate intended building orientations for Lot 1 and Lot
2, Block 1 (i.e. Eagle Rd. or the cul-de-sac).
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1.12 D Coordinate the location and sizing requirements of screened trash
enclosures with Sanitary Service Company. Provide a letter of approval
from Sanitary Service Company poor to applying for building permits.
N Yl
At
1.13 Provide a letter of approval from Ada County Highway District prior to
applying for any building permits that approves of the location of all curb
K cuts. Letter of approval shall include recorded warranty deed or recorded
plat for all necessary roadway dedications.
1.14 -* No details of hours of operation are provided. The office uses/hours shall
.0 be harmonious with the residential homes to the north and east.
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FINDINGS & FACT AND CONCLUSIONS OF LAW — Page 12 of 16
USE PERMIT SUBJECT TO CONDITIONS /4-U-B ENGINEERS, INC.
CAROL PROFESSIONAL CENTER / CUP-00-020
1.15 The minimum parking stall dimensions (as requiredPy Ordinance 11-13-
4.F.) are not met on a majority of the stalls shown on Sheet L1. The
- majority meet the minimum 9-foot width but do not meet the minimum
19-foot length. Approval for reducing the length to 17 feet where a two
foot overhang is available but will depend, in part, on the berm ratio.
However, an 18 foot minimum where stalls abut sidewalks shall be
required. The main problem lies with the proposed compact stalls on the
eastern most boundary. Ordinance 11-13-4.G. allows Applicant's to
petition the Commission for compact spaces, but only at a minimum size
of 7 1/z' width and 15' length. These stalls are shown at 13' length.
Extending these stalls by two feet will reduce the drive aisle width from
25' to 23'. Support of a 24' aisle could be approved, but not a 23' aisle.
Additionally, the compact stalls shall be dispersed evenly throughout the
complex and not in a single row. At least 70% of the stalls in this row
should be standard size. The applicant shall address all of these parking
w dimension concerns.
- 1.16 4 No total off-street parking counts were provided as part of the
application. This must be provided prior to the Paz Commission
R hearing. There are a total of 333 stalls serving all eight (8) building lots,
or an average of 42 stalls per building. The ordinance requires 1 stall per
400 sq. ft. of gross floor area for professional office uses. The 333 stalls
would serve approximately 133,000 sq. ft. of office space. The proposed
building pads (single story) are dimensioned at approximately 73,000 sq.
µ, ft. Since individual CUP applications are not being required for each
future building, all off-street parking requirements shall be met on each
lot. The plan appears to meet the minimum as is, but once �the changes
required in #9 above are made, it will impact the total number.
1.17 All ADA requirements must be met for each building.
J8 The parking row against the east boundary shows fifty-five (55) stalls in a
single row. This is a large expanse of asphalt without any visual/softening
break. At least two (2) landscape islands/bump-outs with dimensions
equivalent to a single stall shall be provided within this row.
.19; V The inclusion of bicycle racks at each office building shall be required.
FINDINGS dF FACT AND CONCLUSIONS OF LAW - Page 13 of 16
USE PERMIT SUBJECT TO CONDITIONS / J-U-B ENGINEERS, INC.
CAROL PROKESSIONAL CENTER/ CUP-00-020
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1.20' One, three inch (Y) caliper tree is required per 1,500 s.f. of asphalt area
' on the site (excluding rights -of -way). A total of 115 trees are currently
` shown for the perimeter landscaping. This appears to meet the ordinance.
< However, in order to ensure compliance with this requirement, Applicant
shall submit a calculation of the total amount of proposed asphalt area.
1.21 Detailed landscape plans, including berm height, species, groundcovers,
shrubs and irrigation details shall be submitted with each future
building's Certificate of Zoning Compliance/Building Permit application.
1.22 The Applicant shall pay for the opticom traffic signal for the future
intersection on Eagle Road/SH 55, and shall be proportionally reimbursed
for the total cost once the IQeiner property to the south develops.
1.23 That the Meridian School District shall be added to the Plat which
,- proposes to construct a new, public cul-de-sac and which shall connect the
office complex to the 66-foot collector road serving River Valley
`W' Elementary School. The first 250 feet of the cul-de-sac is not located
within the Applicant's property and that 250 feet lies within the Meridian
School District's property boundaries. Therefore, the Meridian School
District shall be added to the Preliminary Plat as a signatory on the plat,
providing their consent as property owner to this 60 feet of public right-
of-way dedication. zJ
1.24 , The total project has 87 more parking stalls than required by ordinance,
and therefore, the Applicant shall be allowed to eliminate the compact
parking spaces
3. That'the City Attorney draft an Order Granting Conditional Use Permit in
accordance with this Decision, which shall be signed by the Mayor and City Clerk and
0
then a conformed copy shall be served by the Clerk upon the applicant, the Planning
and Zoning Department, Public Works Department and City Attorney and any
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affected party requested notice.
V
FINDINGS (517 FACT AND CONCLUSIONS OF LAW — Page 14 of 16
USE PERMIT SUBJECT TO CONDITIONS / J-U-B ENGINEERS, INC.
CAROL PROFESSIONAL CENTER/ CUP-00-020
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NOTICE OF FINAL ACTION
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who
has an interest in real property which may be adversely affected by the issuance or
denial of the conditional use permit may within twenty-eight (28) days after the date
of this decision and order seek a judicial review as provided by Chapter 52, Title 67,
Idaho Code.
By action of the City Council at its regular meeting held on the 6- day
of 2000.
ROLL CALF.
COUNCILMAN ANDERSON VOTED
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COUNCILMAN BIRD VOTED-0�"
COUNCILMAN deWEERD VOTED
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COUNCILMAN McCANDLESS VOTED_��
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FINDINGS OF FACT AND CONCLUSIONS OF LAW — Page 15 of 16
USE PERMIT=SUBJECT TO CONDITIONS / J-U-B ENGINEERS, INC.
CAROL PROFESSIONAL CENTER/ CUP-00-020
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MAYOR ROBERT D. CORRIE (TIE BREAKER) VOTED
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DATED: 6
MOTION: APPROVE DISAPPROVED:
Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and City Attorney.cr
By: Dated:
City Clerk - 5L
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FINDINGS OF FACT AND CONCLUSIONS OF LAW — Page 16 of 16
USE PERMIT SUBJECT TO CONDITIONS / J-U-B ENGINEERS, INC.
CAROL PROFESSIONAL CENTER/ CUP-00-020
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ATTACHMENT C
CITY OF MERIDIAN
Planning & Zoning Department
660 E. Watertower Ln., Ste. 202, Meridian, ID 83642
(208) 884-5533 Phone / (208) 888-6854 Fax
REQUEST FOR SUBDIVISION APPROVAL
PRELIMINARY PLAT
(RE: Meridian Subdivision Ordinance — 12-3-1 thru 12-3-6)
GENERAL INFORMATION
1. Name of annexation and subdivision: Stokesberry Subdivision No. 2
2. Address, general location of site: West side of Eagle Rd approx. 2 mile north
3. Owner(s) of record: Properties West, I—nc.
Address: 1401 Shoreline Drive, Boise, ID 83702
Telephone: 345-7523 Fax: 345-5870 E-mail:
4. Applicant: Properties West, Inc.
Address: 1401 Shoreline Drive, Boise, ID 83702
Telephone: 345-7523 Fax: 345-5870 E-mail:
5. Engineer: Gary A. Lee, P.E./L.S. Firm: J-U-B ENGINEERS, Inc.
Address: 250 S.. Beechwood Avenue, Suite 201, Boise, ID 83709
Telephone: 376-7 0 Fax: - E-mail:
6. Name and address to receive City billings -Name: Properties West, Inc.
Address 1401 Shoreline `Drive, Boise, ID 83702 Telephone: 345-7523
PRELIMINARY PLAT FEATURES
1. Acres:fi g • l5�
2. Number of building lots: 15
3. Number of other lots: -0-
4. Gross density per acre: N/A (Number of dwelling units per acre of total land to be developed)
5. Net density per acre: N/A (Number of dwelling units per acre of land excluding roads)
6. Zoning District(s): Existing: L-0 Proposed: L-0
7. Does the plat border a potential green belt or pathway? No
8. Have recreational easements been provided for. NN
9. Are there proposed recreational amenities to the City? No Explain
10. Are there proposed dedications of common areas? No Explain
For future parks? No Explain
11. What school(s) service the area? N/A Do you propose any
agreements for future school sites? Explain
12. Are there any other proposed amenities to the City? No Explain
13. Type of building (residential, commercial, industrial, office or combin NSA ): ice
14. Type of dwelling(s) (single family, duplexes, multiplexes, other):
1 Rev. 3/' 5103
of Fairview
15. Proposed development features:
a.
Minimum square footage of lot(s): 4,756 S.F.
b.
Minimum square footage of structure(s): 2,475 S.F.
C.
Are garages provided for? NSA Square foota e:
- oot
d.
Has 11naC�SS&apingl?een rovidedfbi. es Describe: xisting
bUP er ad'jace it to Eagleeoad—
e.
Who will own and maintain the pressurized irrigation system in this
development? Stokesberry Business Owners Association
Irrigation District: Nampa -Meridian
f.
Are any lots intended for multi -family dwellings? No Type:
yg.
Are there special set back requirements? No Explain:
h.
Were protective covenants submitted? Date:
16. Does the proposal land lock other property? No Does it create Enclaves?
STATEMENTS OF COMPLIANCE
1. Streets, curbs, gutters and sidewalks are to be constructed to standards as required by Ada
County Highway District and Meridian Ordinance. Dimensions will be determined by
the City Engineer. All sidewalks will be five (5) feet in width.
2. Proposed use is in conformance with the City of Meridian Comprehensive Plan.
3. Development will connect to City services.
4. Development will comply with City Ordinances.
5. Preliminary Plat includes all appropriate easements.
6. Street names do not conflict with City grid system.
7. All items noted on the preliminary plat checklist have been completed.
I have read the information contained herein and certify thM
ti. is e and correct and
that this plat is in compliance with the above statemen ,
of Applicant
Rev. 3/25103
July 15, 2003
Meridian City Planning and Zoning Commission
City of Meridian
660 E. Watertower Lane, Ste. 202
Meridian, ID 83642
RE: Stokesberry Subdivision No.2 - Preliminary Plat
Members of the Commission:
On behalf of our client, Properties West, Inc., we are pleased to submit this application for
approval of a preliminary plat application for the replatting of Lots 1-4, Block 1 of Stokesberry
Subdivision. The project is located west of Eagle Road approximately '/z mile north of Fairview
Road in Section 5, Township 3 North, Range 1 East.
The subject property is comprised of four existing platted lots totaling approximately 4.15 acres of
Land. The site is within the Meridian City limits. Current zoning is Limited -Office District (L-0).
This zoning designation will remain.
Site Overview
This business park was previously platted under the name Stokesberry Subdivision and is commonly
known by the name of Carol Professional Center. It currently has office type buildings constructed
on lots 6, 7 and 8. The building on lot 6 is unoccupied. Construction of a building on the
remaining lot 5 is expected in the near future. The remaining four platted lots are undeveloped.
The project includes a 20' landscape strip along the north boundary and a 35' landscape strip along
the east boundary abutting the right of way for Eagle Road. The landscaping for both these areas
is in place and complete. Irrigation for these areas is provided by an intake structure near the
Stokesberry Lateral located in the southeast corner of the property.
Project Overview
Annexation / Zoning
The project was annexed under the original preliminary plat application for Stokesberry
Subdivision and is located within the City of Meridian city limits. The current zoning designation is
Limited -Office District (L-0). This designation is for permitting the establishment of groupings of
professional offices and similar type uses. (City Ordinance 11-7-2G)
Preliminary Plat/Overall Project Design
The preliminary plat contains a total of 15 buildable lots. The plat has been laid out to work within
the previous plat and improvements already constructed on the site. These constraints include the
existing road (N. Stokesberry Place) and existing utilities and landscaped easement areas. The
project includes a total of 0.60 acres of landscape area, approximately 14.5% of the 4.15 acre site
total. Gross lot areas range from approximately 7,000 square feet to over 19,000 square feet in
Development Narrative
Stokesberry Subdivision No.2
7/15/2003
Page 2
size. The overall average lot size is approximately 12,000 square feet. Approximately 190 parking
spaces will also be provided. All of the lots as designed comQly with the standards of the zonin
ordinance and comprehensive plan and no variances are soug t or required.
Irrigation
Pressurized irrigation water is already being provided to all landscaped areas within the
development and sprinkler systems are operating in all the landscape areas. Nampa -Meridian
Irrigation District is the irrigation water supplier and the Stokesberry Owners Association will own,
operate and maintain the pressure irrigation system.
Transportation
Primary access to the property is provided by N. Stokesberry Place via E. River Valley Street off of
Eagle Road. It is anticipated that this intersection will be signalized in the future due to the fact
that this intersection is located at the half -mile section mark between Fairview Avenue and Ustick
Road and because it serves the River Valley Elementary School. ITD is currently conducting a
traffic study along this corridor of Eagle Road. East River Valley Street is striped with left and
right turn pockets for turning onto Eagle Road. Based on calculations from the ITE Trip Generation
Manual, it is anticipated that the Stokesberry Subdivision No. 2 development will generate
between 460 and 660 vehicle trips per day. This should result in a reduction from the original site
plan. The existing N. Stokesberry Place is a 58'/60' right-of-way local street section terminating
in a cul-de-sac.
Schools
The project has River Valley Elementary School located directly to the west.
Water Ft Sewer
Sewer service is already provided to the site by way of an 8" main on N. Stokesberry Place and
additional sewer main will be constructed internally. Water is also available on N. Stokesberry
Place and will be looped through the development.
Fire Service
The project is located in the Meridian Fire District. Augmented fire protection will be provided for
the project as required by Meridian Fire with installation of public water and fire hydrants.
Other Utilities
Public utilities, such as power and communications are constructed on N. Stokesberry Place and
will be extended underground throughout the project.
F:\ProjectManagers\GAL\11927\app letter.doc
Development Narrative
Stokesberry Subdivision No.2
7/15/2003
Page 3
Summary
We believe that we have designed a viable, attractive project that complies with the spirit and
intent of the Meridian Comprehensive Plan and Zoning Ordinance and works well with the
constraints of the existing site. We took forward to working with the city on this project. Please do
not hesitate to call if there are questions regarding any portion of th'erapplication.
Sincerely,
J-U-B ENGINEERS, INC.
Jim E. Coslett, P.E.
Project Engineer
F:\ProjectManagers\GAL\11927\app letter.doc
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ATTACHMENT E
1IG 11
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lj.
Planning Department
COMMISSION & COUNCIL REVIEW APPLICATION
Type of Review Requested (check all that apply)
❑ Alternative Compliance
❑ Annexation and Zoning
❑ Comprehensive Plan Map Amendment STAFF USE ONLY:
❑ Comprehensive Plan Text Amendment File number(s):
❑ Conditional Use Permit
❑ Conditional Use Permit Modification
❑ Design Review Project name:
❑ Final Plat
❑ Final Plat Modification Date fled: Date complete:
• Planned Unit Development Assigned Planner:
❑ Preliminary Plat
❑ Private Street Related files:
❑ Rezone
❑ Time Extension (Commission or Council)
❑ UDC Text Amendment Hearing date: ❑ Commission ❑Council
'1
❑ Vacation (Counct )
❑ Variance
❑ Other
Applicant Information
Applicant name: Phone:
Applicant address:
Applicant's interest in property
Owner name:
Owner address:
❑ Own ❑ Rent ❑ Optioned ❑ Other
Agent name (e.g., architect, engineer, developer, representative):
Firm name:
Address:
Primary contact is: ❑ Applicant ❑ Owner ❑ Agent ❑ Other
Contact name:
E-mail:
Subject Property Information
Location/street address:
Assessor's parcel number(s):
Township, range, section:
Current land use:
Total acreage:
Current zoning district:
Zip: _
Phone:
Zip:
Phone:
Zip: _
Phone:
Fax:
660 E. Watertower Lane. Suite 202 • Meridian, Idaho 83642
Phone: (208) 894-5533 • Facsimile: (208) 888-68154 • Website: �\w\ti.meridiancit,.org
i
Project Description
Project/subdivision name:
General description of proposed project/request:
Proposed zoning district(s):
Acres of each zone proposed:
Type of use proposed (check all that apply):
❑ Residential ❑ Commercial ❑ Office ❑ Industrial ❑ Other
Amenities provided with this development (if applicable):
Who will own & maintain the pressurized irrigation system in this development?
Which irrigation district does this property lie within?
Primary irrigation source: Secondarv:
Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water):
Residential Project Summary (if applicable)
Number of residential units:. Number of building lots:
Number of common and/or other lots:
Proposed number of dwelling traits (for multi -family developments only):
1 Bedroom: 2 or more Bedrooms:
Minimum square footage of structure(s) (excl. garage):
Proposed building height: _
Minimum property size (s.f): Average property size (s.f.):
Gross density (DU/acre-total land): Net density (DU/acre-excluding roads & alleys):
Percentage of open space provided: Acreage of open space:
Percentage of useable open space: (See Chapter 3, Article G, f6r qualified open space)
Type of open space provided in acres (i.e., landscaping, public, common, etc):
Type of dwelling(s) proposed: ❑ Single-family ❑ Townhomes ❑ Duplexes ❑ Multi -family
Non-residential Project Summary (if applicable)
Number of building lots: Other lots:
Gross floor area proposed: Existing (if applicable):
Hours of operation (days and hours): Building height:
Percentage of site/project devoted to the following:
Landscaping: Building: Paving:
Total number of employees: Maximum number of employees at any one time:
Number and ages of students/children (if applicable): Seating capacity:
Total number of parking spaces provided: Number of compact spaces provided:
Authorization
Print applicant name:
Applicant signature: Date:
660 E. Watertower Lane, Suite 202 • Meridian, Idaho 83642
Phone: (208) 884-55 33 • Facsimile: (208) 888-6854 • Website: w\\Nr.meridiancity.org
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