HomeMy WebLinkAboutResolution Business Park CUP 00-017BEFORE THE MERIDIAN CITY COUNCIL
06-12-00
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR A PLANNED
COMMERCIAL
DEOVELOPMENT FOR THE
DEVELOPMENT CONSISTING
OF MULTI-FAMILY,
COMMERCIAL, OFFICE AND
LDS SEMINARY, IN AN L-O
AND C-N ZONE LOCATED AT
SE CORNER OF OVERLAND
ROAD AND S LOCUST GROVE
ROAD, MERIDIAN, IDAHO
G. L. VOIGT DEVELOPMENT/
OVERLAND 16, L.L.C.,
APPLICANT.
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Case No. CUP-O0-O17
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
DECISION AND ORDER
GRANTING CONDITIONAL USE
PERMIT
The above entitled conditional use permit application having come before
the City Council on June 6, 2000, at the hour of 7:30 p.m., at Meridian City Hall, 33 East
Idaho Street, Meridian, Idaho, and Shari Stiles, Planning and Zoning Administrator,
appeared and testified, and appearing on behalf of the Applicant was Becky Bowcutt,
Briggs Engineering, Inc., and appearing and testifying with comments or concerns were:
Marion Burtell, Ted Suthefland, Bruce Waite, Dave Sheppard, John Shipley, Lacey White,
Norma Gale, and Michelle Barron, and the City Council having duly considered the
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT / OVERLAND 16, L..L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-00-017) - 1
evidence and the record in this matter and the Recommendations to City Council issued
by the Planning and Zoning Commission who conducted a public hearing and the Council
having heard and taken oral and written testimony, and having duly considered the
matter, the City Council hereby malces the following Findings of Fact, Conclusions of Law
and Decision and Order to-wit:
FINDINGS OF FACT
1. A notice of a public hearing on the conditional use permit was published for
two (2) consecutive weelcs prior to the said public hearing scheduled for June 6, 2000,
before the City Council, the first publication appearing and written notice having been
mailed to property owners or purchasers of record within three hundred feet (300') of the
external boundaries of the property under consideration more than fifteen (15) days prior
to said heating and with the notice of public hearing having been posted upon 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 stations as public service
announcements; and the matter having been duly considered by the City Council at the
June 6, 2000, public hearing; and the applicant, affected property owners, and government
subdivisions providing services within the 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 heating requirements set forth
in Idaho Code §67-6509, 6512, and Meridian City Code §§ 11-15-5 and 11-17-5 as
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT/OVERLAND 16, L..L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-00-017) - 2
evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof of
Posting Fried with the staff report.
3. This proposed development request is in Ada County (R-T) and Meridian (R-
4), by reason of the provisions of the Meridian City Code § 11-17-4, a public hearing was
required before the City Council on this application.
4. The property is located at the SE comer of Overland Road and S. Locust
Grove Road, Meridian, Idaho.
5. The owner of record of the subject property is G.L. Voigt of Idaho Falls and
Overland 16, LLC of Boise.
6. Applicant is owner of record.
7. ' The subject property is currently zonedAda County (R-T) and Meridian R-4.
There is a current application and recommendation before the Meridian City Council for
rezoning to L-O and C-N. The zoning district of L-O and C-N is defined within the City
of MeridianI Zoning and Development Ordinance, Section 11-7-2.
8. The proposed application requests a conditional use permit for a commercial
development consisting ofmulti-familyhousing, commercial offices and an LDS Seminary.
The L-O and C-N zoning designations within the City of Meridian Zoning and
Development Ordinance require a conditional use permit be obtained for most uses
including those requested by the Applicant. (Meridian City Zoning and Development
Ordinance, Section 11-8- I ).
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT/OVERLAND 16, L..L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-00-017) - 3
9. The Meridian City Council recognizes that the proposed application is in
compliance with the Meridian Comprehensive Plan.
10. The use proposed within the subject application will in fact, constitute a
conditional use as determined by City Ordinance.
11. The Meridian City Council talces judicial notice of its Zoning,
Subdivision and Development Ordinances codified at Titles 11 and 12, Meridian City
Code and all current zoning maps thereof and the Comprehensive Plan of the City of
Meridian, and Maps and the Ordinance establishing the Impact Area Boundary.
12. Giving due consideration to the comment received from the governmental
subdivisions prtviding services in the City of Meridian planning jurisdiction public
facilities and services required by the proposed development will not impose expense
upon the public if the following conditions of development are imposed and the
following is also found to be required to mitigate the effects of the proposed use and
development upon services delivered by political subdivisions providing services to the
subject real property within the planning jurisdiction of the City of Meridian:
Adopt the Recommendations of the Planning and Zoning and Engineering departments
as follows:
12A This project is part of a multl-faceted requested development including
annexation, rezoning, preliminary plat and three (3) conditional use
permits and conditional recommendations contained in AZ-00-004, RZ-
00-003, PP-00-006, CUP-00-015, CUP-00-016 and CUP-00-017, will
apply where relevant.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. vOIGT DEVELOPMENT / OVERLAND 16, L..L.C.
FOR, PlANNED COMMERCIAL DEVELOPMENT / (CUP-00-017) - 4
the Reconunendations of the Planning and Zoning and Engineering staff
Adopt
as
follows:
12.1
12.2
This Conditional Use Pem~it is for the overall concept only. Future
phases of the project shall require separate Conditional Use Permits for
each phase and each must substantially comply with the final approved
Concept Plan.
Planned Development Regulations: As a mixed/planned use development,
the Resolution Plaza development must comply with the following
sections of the subdivision ordinance: 12-6-4 Procedures for Planned
Developments, 12-6-6 General Regulations for Planned Development,
and 12-6-7 General Standards for Planned Developments. In addition,
residential areas must comply with 12-6-8-A Design Standards for
Planned Development-Residential. All conunercial and office uses must
comply with 12-6-8-B Design Standards for Planned Development-
Commercial.
12.3 Colored Rendering: Colored renderings of the development must be
submitted prior to the City Council meeting to meet the intent of Section
12-6-4 of the PD ordinance.
12.4 Open Space: All Planned Developments (PD) are required to have at least
10% of the gross land area of the PD as conunon open space as 12-6-7-E-
5. The total common open space calculation for Resolution Plaza is
shown separately on Sheets 1-3 (Sites "A" - "C'). Site "A" is 4.53 acres
(1.44 required), Site "B" is 5.29 acres (1.45 required), and Site "C" ,is
4.10 acres (1.86 required). These calculations include landscape buffers
and islands. Standard practice has been that residential PD's cmmot
~ count required buffers and landscape setbacks toward the 10% open
space requirement, but commercial PD's have been allowed to count it.
12.5
Total gross site acreage for the Resolution Plaza project is 47.04 acres
(excluding public rights-of-way). 10% open space would be 4.7 acres. The
minimum mount of open space has been met. Ail open space delineated
as common open space must meet all standards of 12-6-7-E.
Parking: The matrix below summarizes the total off-street parking counts
for the conceptual PD-C:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT/OVERLAND 16, L.L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-00-017) - 5
Site/Use Parking Proposed Parking Required
Site "A" -- --
- Retail pads N of first driveway (3) 257 250
-Retail & office pads b/w driveways (2) 183 181
-Office & day care pads S of second 189 100 (est.)
driveway
Site "A" Total 629 531
Site "B" (Apartment Complex) 553* 460 (2.3/al.u)
Site "C" -- --
- Retail & office pads on Y2K Lane (2) 156 151
- LDS seminary 17 20 (est.)
- Office buildings S of Gala St. (2) 129 98
- Retail & office buildings N of Gala St. (2) 317 287
-Ice Arena: 278 286 (1/5) seats
The Applicant is proposing 152 tandem parking spaces for the complex.
The P&Z Commission discouraged tandem parking for a proposed
apartment complex of similar size in October 1999 (Valerie Heights). If
the tandem parking is subtracted from the total parking spaces,
their total provided would be 401 spaces, and the parlcing shall be
limited to the 401 parking spaces for this project.
On the Site "A" plan, a row of parking is proposed along the south edge
of the north driveway and along both the north and south edges of the
south driveway with no separation. The likelihood of these private
driveways receiving high volumes of traffic at build-out (functioning more
as public roads), would be unsafe and shall be rdocated. The first parking
stalls are less than 40 feet from the property line and vehicles backing out
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT / OVERLAND 16, L..L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-00-O17) - 6
of the stalls into the drive aisle would likely be a hazard for vehicles
entering the site off Locust Grove.
The proposed Ice Arena seats a total of 1,430 people. Technically, the
Applicant meets City ordinance, which is based on one stall for every 5
seats. (If one assumes the arena will utilize the parking north of Gala
Street for evening events, an additional 317 stalls could feasiblely be
added to serve the arena, providing a total of 595 stalls.)
12.6
Parking Lot Landscaping: Landscape islands serving a single row of
parking shall have one tree. Islands serving a double row of parking shall
have two trees. A minimum of one 3" caliper tree per 1500 square feet of
asphalt (including driveways connecting from the loop road) is required
per City Ordinance.
12.7
Streets and Circulation: A proposed stub road (Gala Street) to the east, is
unplatted property. Access shall be provided internally with a connection
between Sites "A" and "B'. There is a conflict between the Concept Plan
and Plat for the Seminary site. The plat proposes a flag lot for Lot 4,
Block 1 (the proposed 19,648 s.f office building), with the flag serving as
the driveway. However, the Concept Plan shows the seminary utilizing
the flag driveway, not the office, and it shall be noted for future cross
access agreements.
12.8
Signage: The Applicant submitted a letter from Idaho Electric Signs
regarding signage for the apartment complex and a letter from Patrick
Md(eegan outlining intent for the ice arena signage. The monument
signs shall not exceed 70 s.f. All signage throughout the PD-C shall be
coordinated and complement building materials and themes. This applies
to all future buildings.
12.9
Trash Endosures: No trash endosures are shown on the Conceptual Site
Plan. All such areas shall be situated outside of view from either Overland
or Locust Grove Roads. Applicant shall coordinate locations and
construction reqttirements of the required trash enclosures with Meridian
Sanitary Service, Inc., and provide a letter of approval from their office
when applying for a Certificate of Zoning Compliance.
12.10
Hours of Operation: No details of hours of operation are provided. For
the future CUP applications, all office and retail uses shall be harmonious
with the apartment complex and residential homes to the west.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT/OVERLAND 16, L..L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-00-017) - 7
12.11
Alternative Transportation Options: At build-out, this site would serve as
a principal center of employment for the east Meridian/west Boise area.
While Boise Urban Stages does not currently service Overland Road, it
has the potential to be a likely destination point for mass transit in the
future. An area shall be designated and/or preserved on the Concept Plan
for a future bus stop. The inclusion of bicycle racks at all office and retail
buildings and the ice hodcey arena shall be included.
12.12 All conditions placed on this application shall run with the land and shall
not lapse or be waived as the result of any change in tenancy or
ownership of any or all of the lands govemed by this CUP application. All
such conditions shall be deemed the requirements for the issuance of a
Certificate of Occupancy for any use or structure as per City Ordinance.
12.13
Applicant shall utilize the Ada County Highway District design standards
for the private street within this development, with the exception of
width requirements. Street designs shall be reviewed and approved by the
City of Meridian Public Works Department.
12.14 Developer shall, in any future development, insure that emergency
vehicular access through this property from Locust Grove Road to the
parcel lying to the east (RZ-00-003) shall be designed and built.
Additional Recommendations and/or comments from Meridian Fire Department,
Central District Health Department and Nampa & Meridian Irrigation District are as
follows:
12.15 The Meridian Fire Department requires that the road and street names
and signs shall be installed before building is started.
12.16 The Central District Health Department requires that written approval
for the central sewage and central shall be submitted for their approval.
Additionally, plans for the central sewage and central water shall be
approved by the Idaho Department of Health & Welfare, Division of
Environment Quality. Run-off is not to create a mosquito breeding
problem. That storm water be pre-treated through a grassy swale prior to
discharge to the subsurface to prevent impact to ground water and surface
water quality. Best management practices for storm water disposal and
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT / OVERLAND 16, L..L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-00-O17) - 8
design a storm water management system that is preventing groundwater
: and surface water degradation. Manuals for guidance are:
12.16.1 State of Idaho Catalog f Stormwater Best Management Practices
For Idaho Cities and Counties. Prepared by the Idaho Division
of Environment Quality, luly 1997.
12.16.2 Stormwater Best Management Practices Guidebook. Prepared by
City of Boise Public Works Department, lanuary 1997.
12.17 The Nampa & Meridian Irrigation District notes that the Hunter lateral
courses along the west boundary of the proposed proiect. The District
reserves the right to claim what they deem necessary to operate and
maintain the Hunter Lateral. All storm drainage shall be retained on site.
13. The proposed uses within the subiect application will be harmonious
with and in accordance with the Meridian Comprehensive Plan and the City of
Meridian Zoning and Development Ordinance because:
13.1 The subiect property is designated on the ~'Generalized Land Use Map" as
"Commercial".
14. The uses proposed within the subiect application subiect to the
conditions herein ordered will be designed, constructed, operated and maintained to be
harmonious' and appropriate in appearance or intended character of the general vidnity
and that such uses will not change the intended essential character of the same area.
15. The uses proposed within the subject application will not be h&zardous
or disturbing to existing or future neighboring uses.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT/OVERLAND 16, L..L.C.
FORPLANNED COMMERCIAL DEVELOPMENT /(CUP-00-O17) - 9
16. The uses proposed within the subject application will be served
adequately by central public facilities and services such as highways, streets, police and
fire protection, drainage structures, refuse disposal, water, and sewer.
17. The uses proposed within the subject application will not involve uses,
activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
18. The development will not result in the destruction, loss or damage of
natural or scenic feature of major importance rdating to the property.
CONCLUSIONS OF LAW
1. The City of Meridian shall exercise the powers conferred upon it by the
"Local Land Use Planning Act of 1975" hereinafter referred to for convenience as the
"Act" codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Cotmcil may exercise all the powers required and
authorized under the "Act" except the power to adopt ordinances by the establishment
ofa Planning and Zoning Commission by ordinance pursuant to Idaho Code Section
67-6504 which the City Council of the City of Meridian has established by the passage
of the "City of Meridian Zoning and Development Ordinance" at Titles XI and XII,
Chapter I, Meridian City Code.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT/OVERLAND 16, L..L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-O0-O17) - 10
3. As part of a zoning ordinance the City Council can, subject to hearing
and notice provision required, provide for the process of special and/or conditional use
permits which a proposed use is otherwise prohibited by the terms of the ordinance but
allowed with conditions under the specific provisions of the ordinance which the City
of Meridian has done in the adoption of its zoning ordinances.
4. The City Council has the duty and responsibility to review the facts and
circumstances of each application for special use permit to determine prior to granting
the same that the evidential showing supports the finding that the following standards
are met and that the proposed development: (Meridian City Code § 11-17-3)
a. Will, in fact, constitute a conditional use as determined by City policy;
b. Will be hammnious with and in accordance with the Comprehensive
Plan and this Ordinance;
c. Will be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of
the general vicinity and that such use will not change the essential character of the
same area;
Will not be hazardous or disturbing to existing or future neighboring
uses;
e. Will be served adequately by essential public facilities and services such
as highways~ streets, 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;
f. 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;
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT/OVERLAND 16, L..L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-O0-O17) - 11
g. Will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, frames, glare or odors;
h. Will not result in the destruction, loss or damage of a natural or scenic
feature of major miportance.
5. Prior to granting a conditional use permit in a Limited Office District (L-
O) and Neighborhood Business District (C-N), 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 external boundaries of the land under
consideration for the conditional use permit all in accordance with the provisions of
Meridian City Code § 11-17-5 City of Meridian Zoning and Development Ordinance,
which provi&s as follows:
"Prior to approving a Conditional Use Permit, the applicant and the
Commission 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 Conmxission; 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.,,
6. Following the public hearing and within 45 days after the conclusion of
the public heating the Commission shall, transmit its reconmaendations to the
Meridian City Council with supportive reasons. The Commission shall recommend
that the application be approved, approved with conditions or denied. The
Commission shall ensure that any approval or approval with conditions of an
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER: GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT/OVERLAND 16, L..L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-00-O17) - 12
applicatign shall be in accordance with Meridian Comprehensive Plan, City of
Meridian Zoning and Development Ordinance, and Idaho State law. (Meridian City
Code § 11-17-6)
7. When the City Council approves a conditional use permit it may impose
conditions of that approval that reasonably:
Minimize adverse impact on other development;
B.Control the sequence and timing of development;
C.Control the duration of development;
D.Assure that the development is maintained property;
E.Designate the exact location and nature of the development;
F.Require the provision for on-site public facilities or services; and
G. Require more restrictive standards than those generally required, in this
Ordinance.
8. ' The City of Meridian has, by ordinance, established the Impact Area and
the Comprehensive Plan of the City of Meridian, which was adopted December 21,
1993, Ord. 629, January 4, 1994 and Maps.
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 above named applicant is granted a conditional use permit for a
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT/OVERLAND 16, L..L.C.
FORPLANNED COMMERCIAL DEVELOPMENT /(CUP-00-017) - 13
commercial development consisting of multi-family housing, commercial offices and an
LDS Seminary, subject to the following conditions of use and development:
1.A
This project is part of a multi-faceted requested development including
annexation, rezoning, preliminary plat and three (3) conditional use
pem,dts and conditional reconunendations contained in AZ-00-004, RZ-
00-003, PP-00-006, CUP-00-015, CUP-00-016 and CUP-00-017, will
apply where relevant.
Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
1.1
This Conditional Use Permit is for the overall concept only. Future
phases of the project shall require separate Conditional Use Permits for
each phase and each must substantially comply with the final approved
Concept Plan.
1.2
Planned Development Regulations: As a mixed/planned use development,
the Resolution Plaza development must comply with the following
sections of the subdivision ordinance: 12-6-4 Procedures for Planned
Developments, 12-6-6 General Regulations for Planned Development,
and 12-6-7 General Standards for Planned Developments. In addition,
residential areas must comply with 12-6-8-A Design Standards for
Planned Development-Residential. All commercial and office uses must
comply with 12-6-8-B Design Standards for Planned Development-
Commercial.
1.3
Colored Rendering: Colored renderings of the development must be
submitted prior to the City Council meeting to meet the intent of Section
12-6-4 of the PD ordinance.
1.4
Open Space: All Planned Developments (PD) are required to have at least
10% of the gross land area of the PD as common open space as 12-6-7-E-
5. The total common open space calculation for Resolution Plaza is
shown separately on Sheets 1-3 (Sites "A" - "C"). Site "A" is 4.53 acres
(1.44 required), Site "B" is 5.29 acres (1.45 required), and Site "C" is
4.10 acres (1.86 required). These calculations include landscape buffers
and islands. Standard practice has been that residential PD's cannot
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT/OVERLAND 16, L..L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-O0-O17) - 14
count required buffers and landscape setbacks toward the 10% open
space requirement, but commercial PD's have been allowed to count it.
Total gross site acreage for the Resolution Plaza project is 47.04 acres
(excluding public rights-of-way). 10% open space would be 4.7 acres. The
minimum amount of open space has been met. All open space delineated
as common open space must meet all standards of 12-6-7-E.
1.5
Parking: The matrix below summarizes the total Off-street parMng counts
for the conceptual PD-C:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT/OVERLAND 16, L..L.C.
FORPLANNED COMMERClALDEVELOPMENT /(CUP-00-017) - i5
Site/Use Parking Parldng Required
Proposed
Site "A"
- Retail pads N of first driveway (3) 257 250
- Retail & office pads b/w driveways (2) 183 181
- Office Sc day care pads S of second 189 100 (est.)
driveway
Site "A" Total 629 531
Site "B" (Apartment Complex) 553* 460 (2.3/d.u)
Site "C" - -
- RetaL! & Office pads on Y2K Lane (2) 156 151
- LDS Seminary 17 20 (est.)
- Office buildings S of Gala St. (2) 129 98
- Retail SC office buildings N of Gala St. (2) 317 287
- Ice Arena 2 78 286 (I/5) seats
The Applicant is proposing 152 tandem parking spaces for the complex.
The P&.Z Commission discouraged tandem parking for a proposed
apartment complex of similar size in October 1999 (Valerie Heights). If
the tandem parking is subtracted from the total parking spaces, their total
provided would be 401 spaces, and the parking shall be limited to the 401
parking spaces for this project.
On the Site "A" plan, a row of parking is proposed along the south edge
of the north driveway and along both the north and south edges of the
south driveway with no separation. The likelihood of these private
driveways receiving high volumes of traffic at build-out (functioning more
as public roads), would be unsafe and shall be relocated. The first parking
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT / OVERLAND 16, L..L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-O0-OI 7) - 16
1.6
1.7
1.8
1.9 :
stalls are less than 40 feet from the property line and vehicles backing out
of the stalls into the drive aisle would likely be a hazard for vehicles
entering the site off Locust Grove.
The proposed Ice Arena seats a total of 1,430 people. Technically, the
Applicant meets City ordinance, which is based on one stall for every 5
seats. (If one assumes the arena will utilize the parking north of Gala
Street for evening events, an additional 317 stalls could feasiblely be
added to serve the arena, providing a total of 595 stalls.)
Parking Lot Landscaping: Landscape islands serving a single row of
parking shall have one tree. Islands serving a double row of parking shall
have two trees. A minimum of one 3" caliper tree per 1500 square feet of
asphalt (including driveways connecting from the loop road) is required
per City Ordinance.
Streets and Circulation: A proposed stub road (Gala Street) to the east, is
unplatted property. Access shall be provided internally with a connection
between Sites "A" and "B". There is a conflict between the Concept Plan
and Plat for the Seminary site. The plat proposes a flag lot for Lot 4,
Block 1 (the proposed 19,648 s.f office building), with the flag serving as
the driveway. However, the Concept Plan shows the seminary utilizing
the flag driveway, not the office, and it shall be noted for future cross
access agreements.
Signage: The Applicant submitted a letter from Idaho Electric Signs
regarding signage for the apartment complex and a letter from Patrick
McKeegan outlining intent for the ice arena signage. The monument
signs shall not exceed 70 s.f. All signage throughout the PD-C shall be
coordinated and complement building materials and themes. This applies
to all future buildings.
Trash Enclosures: No trash enclosures are shown on the Conceptual Site
Plan. All such areas shall be situated outside of view from either Overland
or Locust Grove Roads. Applicant shall coordinate locations and
construction requirements of the required trash enclosures with Meridian
Sanitary Service, Inc., and provide a letter of approval from their office
when applying for a Certificate of Zoning Compliance.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT/OVERLAND 16, L..L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-O0-O 17) - 17
1.10
1.11
1.12
1.13
1.14
Hours of Operation: No details of hours of operation are provided. For
the future CUP applications, all office and retail uses shall be harmonious
with the apartment complex and residential homes to the west.
Alternative Transportation Options: At build-out, this site would serve as
a principal center of employment for the east Meridian/west Boise area.
While Boise Urban Stages does not currently service Overland Road, it
has the potential to be a likely destination point for mass transit in the
future. An area shall be designated and/or preserved on the Concept Plan
for a future bus stop. The inclusion of bicycle racks at all office and retail
buildings and the ice hockey arena shall be included.
All conditions placed on this application shall mn with the land and shall
not lapse or be waived as the result of any change in tenancy or
ownership of any or all of the lands govemed by this CUP application. All
such conditions shall be deemed the requirements for the issuance of a
Certificate of Occupancy for any use or structure as per City Ordinance.
Applicant shall utilize the Ada County Highway District design standards
for the private street within this development, with the exception of
width requirements. Street designs shall be reviewed and approved by the
City of Meridian Public Works Department.
Developer shall, in any future development, insure that emergency
vehicular access through this property from Locust Grove Road to the
parcel lying to the east (RZ-00-003) shall be designed and built.
Additional Recommendations and/or comments from Meridian Fire Department,
Central District Health Department and Nampa & Meridian Irrigation District are as
follows:
12.15 The Meridian Fire Department requires that the road and street names
and signs shall be installed before building is started.
12.16 The Central District Health Department requires that written approval
for the central sewage and central shall be submitted for their approval.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT / OVERLAND 16, L..L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-00-O17) - 18
Additionally, plans .for the central sewage and central water shall be
approved by the Idaho Department of Health & Welfare, Division of
Environment Quality. Run-off is not to create a mosquito breeding
problem. That storm water be pre-treated through a grassy swale prior to
discharge to the subsurface to prevent impact to ground water and surface
water quality. Best management practices for storm water disposal and
design a storm water management system that is preventing groundwater
and surface water degradation. Manuals for guidance are:
12.16.1 State of Idaho Catalog f Stormwater Best Management
Practices For Idaho Cities and Counties. Prepared by the
Idaho Division of Environment Quality, July 1997.
· 12.16.2 Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department,
January 1997.
12.17 The Nampa & Meridian Irrigation District notes that the Hunter Lateral
courses along the west boundary of the proposed project. The District
reserves the right to claim what they deem necessary to operate and
· maintain the Hunter Lateral. All storm drainage shall be retained on site.
2. The conditions shall be reviewable by the Council pursuant to Meridian
City Code §11-17-9.
3. The above conditions are concluded to be reasonabIe and the applicant
shall meet such requirements as a condition of approval of the application for a
conditional use. permit.
4. 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 then a copy served by the Clerk upon the applicant, the Planning and Zoning
Department, the Public Works Department and any affected party requesting notice.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT/OVERLAND 16, L..L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-O0-O17) - 19
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
day of ~-bvg~e~ 2000.
ROLL CALL:
COUNCILMAN RON ANDERSON
COUNCILPERSON KEITH BIRD
COUNCILMAN TAMMY deWEERD
COUNCILMAN CHERIE McCANDLESS
MAYOR ROBERT D. CORRIE (TIE BREAICER)
DATED: {/'t 5/-~-~
VOTED
VOTED__~
VOTED
VOTED
VOTED
MOTION:
AppRovED~ DISAPPROVED:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT/OVERLAND 16, L..L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-00-017) - 20
BEFORE THE MERIDIAN CITY COUNCIL
06-12-00
IN THE MATTER OF THE APPLICATION OF )
G. L. VOIGT DEVELOPMENT/OVERLAND 16, )
L.L.C, FOR A CONDITIONAL USE PERMIT )
FOR A PLANNED COMMERCIAL )
DEVELOPMENT FOR THE DEVELOPMENT )
CONSISTING OF MULTI-FAMILY, )
COMMERCIAL, OFFICE AND LDS SEMINARY )
IN AN L-O AND C-N ZONE LOCATED AT SE )
CORNER OF OVERLAND ROAD AND S )
LOCUST GROVE ROAD, MERIDIAN, IDAHO )
.)
CASE NO. CUP-00-017
ORDER OF
CONDITIONAL
APPROVAL OF
CONDITIONAL USE
PERMIT
This matter coming before the City Council on the 2ffh day of June, 2000,
under the provisions of Meridian City Code § 11-17-4 for final action on conditional
use permit application and the Council having received and approving the
Recommendation of the Planning and Zoning Commission the Council takes the
following action:
1. That the Applicant of the property is granted a conditional use permit for the
proposed application request of a conditional use permit for the construction,
development, maintenance and use for a commercial development consisting of
multi-family housing, commercial offices and an LDS Seminary, as described in the
OVERALL PRELIMINARY SITE PLAN, DWG Date: 02/01/00 MNM, DWG NO.
990123, SHEET 1 OF I SITE, X,MIL-PRE1. MNM, RESOLUTION SUBDIVISION,
BRIGGS ENGINEERING, INC. ARCHITECT, and SITE A: DESERT WEST,
L.L.C., SITE B: OVERLAND, LLC, SITE C: G. L. VOIGT DEVELOPMENT, (ICE
ORDER OF cONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 1 OF 9
BY G. L. VOIGT DEVELOPMENT / OVERLAND 16, L.L.C. FOR PLANNED
COMMERCIAL DEVELOPMENT / CUP-00-017
RINK ONLY)-PAT McKEAGAN (REP. LEE SMITH), Developers, and, for the
development of the aforementioned planned commercial development for a
commercial development consisting of multi-family housing, commercial offices and
an LDS Seminary and which property is described as:
A parcel of land lying in the NW 1/4 of Section 20, Township 3 North, Range 1 East,
Boise Meridian, Ada County, Idaho, more particularly described as follows:
Commencing at the northwest corner of Section 20, T. 3N., R. 1E., B.M.;
Thence S 89°52'19'' E 25.00 feet along the north line of said Section 20 to a point;
Thence S 0°34'14'' W 25.00 feet to the intersection of the southerly right-of-way of
Overland Road and the easterly right-of-way of Locust Grove, the REAL POINT OF
BEGINNING of this description;
Thence S 00°34'14'' W 945.47 feet along said easterly right-of-way to a point;
Thence N 89°59'19'' E 824.95 feet to a point on the centefline of the Hunter Lateral;
Thence N 05°29'17" W 140.30 feet along said centerline to a point;
Thence N 1:6°14'08" W 216.98 feet along said centerline to a point;
Thence N 18°27'39" W 470.81 feet along said centerline to a point;
Thence N 07°06'04'' W 150.57 feet along said centefline to a point on the southern
right-of-way of Overland Road;
Thence N 89°52'19" W 573.76 feet along said southern right-of-way to the REAL
POINT OF BEGINNING of this description;
Said parcel Of land contains 15.23 acres more or less.
AND
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 2 OF 9
BY G. L. VOIGT DEVELOPMENT / OVERLAND 16, L.L.C. FOR PLANNED
COMIVI~RCIAL DEVELOPMENT / CLrp-00-017
A parcel of land including a portion of Overland Road right-of-way lying in the NW
1/4 of Section 20, Township 3 North, Range 1 East, Boise Meridian, Ada County,
Idaho, more particularly described as follows:
Commencing at the North 1/4 corner of Section 20, T. 3N., R. 1E., B.M., the REAL
POINT OF' BEGINNING of this description;
Thence S 00024' 16" W 849.15 feet along the east line of the NW 1/4 to a point;
Thence N 89°52'19'' W 1,821.54 feet parallel with the north line of the NW 1/4 to a
point on the centerline of the Hunter Lateral;
Thence N 05°29'17"W 20.43 feet along said centerline to a point;
Thence N 1:6°14'08" W 216.98 feet along said centerline to a point;
Thence N 18027'39'' W 470.81 feet along said centerline to a point;
Thence N 07°06'04" W 175.77 feet along said centerline to a point on the centerline
of Overland Road, which is also the north line of said NW 1/4;
Thence S 89°52'I9'' E 2,060.97 feet along said north line to the REAL POINT OF
BEGINNING of this description;
Said parcel Of land contains 38.018 acres more or less.
2. That the above named applicant is granted a conditional use permit for a
planned commercial development for consisting of multi-family housing, commercial
offices and an LDS Seminary, located at the southeast corner of Overland Road and
S. Locust Grove Road, Meridian, Idaho, subject to the following conditions of use
and development:
2.A
This project is part of a multi-faceted requested development
including annexation, rezoning, preliminary plat and three (3)
conditional use permits and conditional recommendations contained
in AZ-00-004, RZ-00-003, PP-00-006, CUP-00-015, CUP-00-016
and CUP-00-017, will apply where relevant.
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT -PAGE 3 OF 9
BY G. L. VOIGT DEVELOPMENT / OVERLAND 16, L.L.C. FOR PLANNED
COIvIMERCIAL DEVELOPMENT / CUP-00-017
Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
2.1
This Conditional Use Permit is for the overall concept only. Future
phases of the project shall require separate Conditional Use Permits
for each phase and each must substantially comply with the final
approved Concept Plan.
2.2
Planned Development Regulations: As a mixed/planned use
development, the Resolution Plaza development must comply with
the following sections of the subdivision ordinance: 12-6-4
Procedures for Planned Developments, 12-6-6 General Regulations
for Planned Development, and 12-6-7 General Standards for Planned
Developments. In addition, residential areas must comply with 12-6-
8-A Design Standards for Planned Development-Residential. All
commercial and office uses must comply with 12-6-8-B Design
Standards for Planned Development-Commercial.
2.3
Colored Rendering: Colored renderings of the development must be
submitted prior to the City Council meeting to meet the intent of
Section 12-6-4 of the PD ordinance.
2.4
Open Space: All Planned Developments (PD) are required to have at
least 10% of the gross land area of the PD as common open space as 12-
6-7-E-5. The total common open space calculation for Resolution Plaza
is shown separately on Sheets 1-3 (Sites "A" - "C"). Site "A" is 4.53
acres (1.44 required), Site "B" is 5.29 acres (1.45 required), and Site
"C" is 4.10 acres (1.86 required). These calculations include landscape
buffers and islands. Standard practice has been that residential PD's
cannot count required buffers and landscape setbaclcs toward the 10%
open space requirement, but commercial PD's have been allowed to
count it.
Total gross site acreage for the Resolution Plaza project is 47.04 acres
(excluding public rights-of-way). 10% open space would be 4.7 acres.
The minimum amount of open space has been met. Ail open space
delineated as common open space must meet all standards of 12-6-7-E.
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 4 OF 9
BY G. L. vOIGT DEVELOPMENT / OVERLAND 16, L.L.C. FOR PLANNED
COMMERCIAL DEVELOPMENT / CUP-00-017
2.5
Parking: The matrix below summarizes the total off-street parking
counts for the conceptual PD-C:
Site/Use Parking Proposed Parking Required
Site "A" -- --
- Retail pads N of first driveway (3) 257 250
- Retail & office pads b/w driveways (2) 183 181
- Office & day care pads S of second 189 100 (est.)
driveway
Site "A" Total 629 531
Site "B" (Apartment Complex) 553* 460 (2.3/d.u)
Site "C" -- --
- Retail & Office pads on Y2K Lane (2) 156 151
- LDS Seminary 17 20 (est.)
- Office buildings S of Gala St. (2) 129 98
- Retail & office buildings N of Gala St. (2) 317 287
- Ice Arena 278 286 (1/5) seats
The Applicant is proposing 152 tandem parking spaces for the
complex. The P&Z Commission discouraged tandem parking for a
proposed apartment complex of similar size in October 1999 (Valerie
Heights). If the tandem parking is subtracted from the total parking
spaces, their total provided would be 401 spaces, and the parking
shall be limited to the 401 parking spaces for this project.
On the Site "A" plan, a row of parking is proposed along the south edge
of the north driveway and along both the north and south edges of the
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 5 OF 9
BY G. L. VOIGT DEVELOPMENT / OVERLAND 16, L.L.C. FOR PLANNED
COMMERCIAL DEVELOPMENT / CUP-00-017
2.6
2.7
2.8
2.9
south driveway with no separation. The likelihood of these private
driveways receiving high volumes of traffic at build-out (functioning
more as public roads), would be unsafe and shall be relocated. The first
parking stalls are less than 40 feet from the property line and vehicles
bacldng out of the stalls into the drive aisle would likely be a hazard for
vehicles entering the site off Locust Grove.
The proposed Ice Arena seats a total of 1,430 people. Technically, the
Applicant meets City ordinance, which is based on one stall for every 5
seats. (If one assumes the arena will utilize the parldng north of Gala
Street for evening events, an additional 317 stalls could feasiblely be
added to serve the arena, providing a total of 595 stalls.)
Parking Lot Landscaping: Landscape islands serving a single row of
parking shall have one tree. Islands serving a double row of parldng shall
have two trees. A minimum of one 3" caliper tree per 1500 square feet
of asphalt (including driveways connecting from the loop road) is
required per City Ordinance.
Streets and Circulation: A proposed stub road (Gala Street) to the east,
is unplatted property. Access shall be provided internally with a
connection between Sites "A" and "B". There is a conflict between the
Concept Plan and Plat for the Seminary site. The plat proposes a flag
lot for Lot 4, Block 1 (the proposed 19,648 s.f office building), with the
flag serving as the driveway. However, the Concept Plan shows the
seminary utilizing the flag driveway, not the office, and it shall be noted
for future cross access agreements.
Signage: The Applicant submitted a letter from Idaho Electric Signs
regarding signage for the apartment complex and a letter from Patrick
McKeegan outlining intent for the ice arena signage. The monument
signs shall not exceed 70 s.f. All signage throughout the PD-C shall be
coordinated and complement building materials and themes. This
applies to all future buildings.
Trash Enclosures: No trash enclosures are shown on the Conceptual
Site Plan. All such areas shall be situated outside of view from either
Overland or Locust Grove Roads. Applicant shall coordinate locations
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 6 OF 9
BY G. L. VOIGT DEVELOPMENT / OVERLAND 16, L.L.C. FOR PLANNED
COMMERCIAL DEVELOPMENT / CUP-00-017
2.10
and construction requirements of the required trash enclosures with
Meridian Sanitary Service, Inc., and provide a letter of approval £rom
their office when applying for a Certificate of Zoning Compliance.
Hours of Operation: No details of hours of operation are provided. For
the future CUP applications, all office and retail uses shall be
harmonious with the apartment complex and residential homes to the
west.
2.11
Alternative Transportation Options: At build-out, this site would serve
as a principal center of employment for the east Meridian/west Boise
area. While Boise Urban Stages does not currently service Ovedand
Road, it has the potential to be a likely destination point for mass
transit in the future. An area shall be designated and/or preserved on
the Concept Plan for a future bus stop. The inclusion of bicycle racks
at all office and retail buildings and the ice hockey arena shall be
included.
2.12
All conditions placed on this application shall run with the land and
shall not lapse or be waived as the result of any change in tenancy or
ownership of any or all of the lands governed by this CUP application.
All such conditions shall be deemed the requirements for the issuance of
a Certificate of Occupancy for any use or structure as per City
Ordinance.
2.13
Applicant shall utilize the Ada County Highway District design
standards for the private street within this development, with the
exception of width requirements. Street designs shall be reviewed and
approved by the City of Meridian Public Works Department.
2.14 ] Developer shall, in any future development, insure that emergency
vehicular access through this property from Locust Grove Road to the
parcel lying to the east (RZ-00-003) shall be designed and built.
Additional Recommendations and/or comments from Meridian Fire Department,
Central Dis{rict Health Department and Nampa & Meridian Irrigation District are as
follows:
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 7 OF 9
BY G. L. VOIGT DEVELOPMENT / OVERLAND 16, L.L.C. FOR PLANNED
COMMERCIAL DEVELOPMENT / CUP-00-017
2. I5
The Meridian Fire Department requires that the road and street
names and signs shall be installed before building is started.
2.16
The Central District Health Department requires that written
approval for the central sewage and central shall be submitted for
their approval. Additionally, plans for the central sewage and central
water shall be approved by the Idaho Department of Health &
Welfare, Division of Environment Quality. Run-off is not to create a
mosquito breeding problem. That storm water be pre-treated
through a grassy swale prior to discharge to the subsurface to prevent
impact to ground water and surface water quality. Best management
practices for storm water disposal and design a storm water
management system that is preventing groundwater and surface
water degradation. Manuals for guidance are:
2.16.1
State of Idaho Catalog f Stormwater Best Management
Practices For Idaho Cities and Counties. Prepared by the
Idaho Division of Environment Quality, July 1997.
2.16.2
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department,
January 1997.
2.17:
The Nanrpa & Meridian Irrigation District notes that the Hunter
Lateral courses along the west boundary of the proposed project.
The District reserves the right to claim what they deem necessary to
operate and maintain the Hunter Lateral. All storm drainage shall be
retained on site.
3. The above conditions are concluded to be reasonable and the applicant shall
meet such r~quirements as a condition of approval of the application for a conditional
use permit.
4. Notice to Permit Holder, this conditional use permit is not transferable
without complying with the provisions of Meridian City Code § 1 I-17-8, a copy of
which is attached to this permit.
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 8 OF 9
BY G. L. VOIGT DEVELOPMENT / OVERLAND 16, L.L.C. FOR PLANNED
COMMERCIAL DEVELOPMENT/CUP-00-017
By action of the~_City Council at its regular meeting held on the
cj' Ex,-v,-e_ ,2000.
day of
Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and City Attorney.
City Clerk
Dated:
msg/Z:\WorkkMkMeridian 15360MLResolution Business Park AZ ILZ CUP PP\CUPOrderl7
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 9 OF 9
BY G. L. VOIGT DEVELOPMENT / OVERLAND 16, L.L.C. FOR PLANNED
COMMERCIAL DEVELOPMENT / CUP-00-017
Copy served upon Applicant, Planning and Zoning Department, Public Works
Department and the City Attorney.
City Clerk
Dated:
msg/Z:\Work~vl~Meridian 15360M~esolution Business Park AZ RZ CUP PP~CUPFindings 17
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION
AND ORDER GRANTING CONDITIONAL USE PERMIT
BY G. L. VOIGT DEVELOPMENT / OVERLAND 16, L..L.C.
FOR PLANNED COMMERCIAL DEVELOPMENT / (CUP-00-017) - 21