HomeMy WebLinkAboutResolution Business Park PP-00-006BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
06-14-00
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR RESOLUTION
BUSINESS PAP, I(
BY: OVERLAND i6, L.L.C. AND
JOINT SCHOOL DISTRICT NO.
2, OWNERS AND G. L. VOIGT
DEVELOPMENT, APPLICANT
Case No. PP-O0-006
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY
PLAT
The above entitled matter coming on regularly for public hearing before the
City Council on Jm~e 6, 2000, 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 Sutherland, Bruce Waite, Dave Sheppard, John Shipley,
Lacey White, Norma Gale, and Michelle Barron, and the City Council having
received a report from Bruce Frecldeton, Senior Engineering Technician, Brad
Hawkins-Clark, Assistant Planner, and Christy Richardson, Planner, and the City
Council having received as part of the record of this matter the recommendation to
City Council of the Planning and Zoning Commission and the applicant having
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPKOVAL OF PRELIMINARY PLAT OVERLAND 16, L.L.C. AND MERIDIAN SCHOOL
DISTRICT, OWNERS AND G. L. VOIGT DEVELOPMENT, APPLICANT,
FOR RESOLUTION BUSINESS PARK/(PP-00-006)
submitted the "Preliminary Plat Drawing DWG DATE: 02/01/00 MNM, DWG NO.
990123, SHEET 1 of 1 PRE-l, XaMIL-PRE1. MNM, BRIGGS ENGINEERING, INC.,
Engineers, G. L. VOIGT/G. L. VOIGT DEVELOPMENT and CRAIG GROVES AND
GREG JOHNSON OVERLAND L.L.C., Developers/Owners, and JOINT SCHOOL
DISTRICT NO. 2, Owner, for RESOLUTION SUBDIVISION," submitted for
preliminary plat approval and which preliminary plat for approval application is
herein received and adjudged by the City Council pursuant to Meridian City Code §
12-3-3. Therefore the City Council mal<es the following findings:
FINDINGS OF FACT
1. That the proposed development is in conformance with the
Comprehensive Plan by reason of the fact that it lies within the existing Urban Area
as defined in the Meridian Comprehensive Plan Generalized Land Use Map,
Infrastructure Planning Analysis Comprehensive Plan and Map, adopted December
21, I993, and the property is presently zoned Limited Office District (L-O) and
Neighborhood Business District (C-N), and requires connection to the Municipal
Water and Sewer System. [Meridian City Code § I 1-7-2 C.]
2. The preliminary plat is in conformance with the Comprehensive Plan
City of Meridian adopted December 21, 1993, Ordinance No. 629.
3. It is determined that Urban Services can be made available to
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT OVERLAND 16, L.L.C. AND MERIDIAN SCHOOL
DISTRICT, OWNERS AND G. L. VOIGT DEVELOPMENT, APPLICANT,
FOR RESOLUTION BUSINESS PARK/(PP-O0-O06)
- 2
accommodate the proposed development if the plat complies with the requirements
and conditions hereinafter set forth as conditions of preliminary plat approval.
4. The proposed development is a continuity of the proposed development
within the City's Capital Improvement Program and if the conditions which are
requested by the Planning and Zoning Administrator and the Assistant City Engineer
and as proposed by the developer as stated on the preliminary plat there will be
public financial capability of supporting services for the proposed development.
5. i The development if buiIt in accordance with the conditions and as
proposed, will not create health, safety or environmental problems and there have
been no specifics of any such concerns brought to the Council's attention.
6. ' It is found that the Recommendation To City Council of the Planning
and Zoning Commission is reasonable and appropriate for the conditions of approval
of the preliminary plat as hereinafter set forth.
7. The applicant has submitted for consideration of this approval drawing
of the prelinfinary plat herein designated as: "Preliminary Plat Drawing DWG DATE:
02/01/00 MNM, DWG NO. 990123, SHEET 1 of 1 PRE-I, ~MIL-PRE1. MNM,
BRIGGS ENGINEERING, INC., Engineers, G. L. VOIGT/G. L. VOIGT
DEVELOPMENT and CRAIG GROVES AND GREG JOHNSON OVERLAND
L.L.C., Developers/Owners, and JOINT SCHOOL DISTRICT NO. 2, Owner, for
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT OVERLAND 16, L.L.C. AND MERIDIAN SCHOOL
DISTRICT, OWNERS AND G. L. VOIGT DEVELOPMENT, APPLICANT,
FOR RESOLUTION BUSINESS PARK/(PP-O0-O06)
RESOLUTION SUBDIVISION."
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City
Code § 12-3-5 and based upon the above and foregoing Findings of Fact which are
herein adopted:
IT IS HEREBY ORDERED AND THIS DOES ORDER
1. The Preliminary Plat of the applicant as evidenced by "Preliminary Plat
Drawing DWG DATE: 02/01/00 MNM, DWG NO. 990123, SHEET 1 of 1 PRE-I,
WIIL-PREI~ MNM, BRIGGS ENGINEERING, INC., Engineers, G. L. VOIGT/G. L.
VOIGT DEVELOPMENT and cRAIG GROVES AND GREG JOHNSON
OVERLAND L.L.C., Developers/Owners, and JOINT SCHOOL DISTRICT NO. 2,
Owner, for RESOLUTION SUBDIVISION," is hereby conditionally approved; and
2. The conditions of approval are as follows to-wit:
Adopt the planning and Zoning Administrator and Assistant City Engineer
Recommendations as follows:
2.1 A letter shall be submitted from the Ada County Street Name
Committee, approving the subdivision and street nantes. Make any
corrections necessary to conform.
2.2 Coordinate fire hydrant placement with the City of Meridian Public
Works Department.
2.3 Applicant shall be required to enter into a Re-Assessment Agreement
with the City of Meridian for all commercial uses.
FINDINGS C F FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT OVERLAND 16, L.L.C. AND MERIDIAN SCHOOL
DISTRICT, OWNERS AND G. L. VOIGT DEVELOPMENT, APPLICANT,
FOR RESOLUTION BUSINESS PARK/(PP-00-006) - 4
2.4
Sanitary sewer service to this site would be via extensions from the Five
Mile Trunk that is currently under construction by this applicant.
Applicant shall be responsible to construct the sewer mains to and
through this proposed development. Subdivision designer to coordinate
main sizing and routing with the Public Works Department. Sewer
manholes are to be provided to keep the sewer lines on the south and
west sides of the centerline.
2.5
Water service to this site would be via extensions from newly
constructed mains under the interstate, and from extensions of existing
mains installed in adjacent developments. Applicant shall be responsible
to construct the water mains to and through this proposed
development. Subdivision designer to coordinate main sizing and
routing with the Public Works Department. Provide the Public works
department with information on anticipated fire flow and domestic
water requirements for the proposed site. Water service to this
development is contingent upon positive results from a hydraulic
analysis by our computer model. Flow and pressure from the existing
mains should be monitored with the Meridian Water Department.
2.6
Two-hundred-fifty- and 100-watt, high-pressure sodium streetlights
would be required at locations designated by the Public Works
Department. All streetlights shall be installed at subdivider's expense.
Typical locations are at street intersections and/or fire hydrants.
2.7
2.8
Underground year-round pressurized irrigation shall be provided to all
landscape areas on site. Submit hook-up and design details based on
the proposed landscaping. Due to the size of landscaped area, primary
water supply connection to the City's mains would not be allowed.
Applicant shall be required to utilize any existing surface or well water
for the primary source. If City water is proposed as a secondary source,
developer shall be responsible to pay water assessments for the entire
common open area.
Applicant has not indicated whether the pressurized irrigation system
within this development is to be owned and maintained by an
association or the Nampa & Meridian Irrigation District. If the system
is being proposed as a private system, plans and specifications for the
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT OVERLAND 16, L.L.C. AND MERIDIAN SCHOOL
DISTRICT, OWNERS AND G. L. VOIGT DEVELOPMENT, APPLICANT,
FOR RESOLUTION BUSINESS PARI(/(PP-O0-006)
2.9
2.10
2.11
2.121
irrigation system shall be reviewed by the Public Works Department as
part of the development plan. review process. A draft copy of the
pressurized irrigation system O&M manual must be submitted prior to
plan approval. The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water. If a creek or well
source is not available, a singie-point connection to the culinary water
system shall be required. If a single-point connection is utilized, the
developer shall be responsible for the payment of assessments for the
common areas prior to signature on the final plat by the Meridian City
Engineer. If City water is proposed as a secondary source, developer
shall be responsible to pay water assessments for the entire common
open area.
Show all existing easements for irrigation/drainage fadlities located
within the boundaries of this proposed development (i.e. Hunter Lateral
easements).
Detailed landscape plans for the Overland Road and Locust Grove Road
landscape frontage buffers and for street landscaping along Millennium
Way and Celebration Avenue shall be submitted for review and
approval with submittal of the Final Plat application. This requirement
does not include interior lot landscaping. Interior landscaping would be
dealt with on a site by site review basis with future CUP applications. A
letter of credit or cash surety would be required for the improvements
prior to signature on the Final Plat.
Overland and Locust Road landscape buffers to be platted as separate
common lots within the subdivision and maintenance be the
responsibility of the Development Committee/Association. However,
the Planning and Zoning Commission recommend an easement as
opposed to a separately platted buffer zone.
Six-foot-high, permanent perimeter renting shall be required along the
eastern boundary of Lot I, Block 3, and Lot 2, Block 1, and along the
southern boundary of Lot 15 & 16, Block 1. Submit detailed fencing
plans for review and approval with submittal of the Final Plat. All
required fencing is to be in place prior to issuance of building permits.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT OVERLAND 16, L.L.C. AND MERIDIAN SCHOOL
DISTRICT, OWNERS AND G. L. VOIGT DEVELOPMENT, APPLICANT,
FOR RESOLUTION BUSINESS PARI(/(PP-O0-O06)
- 6
2.13 The Applicant would construct a privacy fence along the east boundary
of the Hunter Lateral.
2.14
Applicant shall provide a vehicular access across the Hunter Lateral
between Site "A" and Site "B" and the developer will install an in-
operable gate with cooperation of the Meridian Fire Department to
prevent students crossing to Locust Grove Road.
2.15 Applicant shall provide 35 feet of landscape buffer along Overland Road
and a meandering sidewalk.
2.16 The revised Preliminary Plat shall be submitted to the City prior to the
City Council meeting at which it wood be heard.
2.17
Any existing irrigation/drainage ditches crossing the property to be
included in this project shall be tiled per City Ordinance. The ditches
to be piped should be shown on the site plans. Plans would need to be
approved by the appropriate irrigation/drainage district, with written
confirmation of said approval submitted to the Public Worlcs
Department. No variances have been requested for tiling of any ditches
crossing this project.
2.18
Any existing domestic wells and/or septic systems within this project
would have to be removed from their domestic service per City
Ordinance. Wells may be used for non-domestic purposes such as
landscaping irrigation.
2.19
Off-street parking shall be provided in accordance with City of
Meridian Zoning and Development Ordinance and/or as detailed in
site-specific requirements.
2.20
2.21
Paving and striping shall be in accordance with the standards set forth
in the City of Meridian Zoning and Development Ordinance and in
accordance with Americans with Disabilities Act (ADA) requirements.
A drainage plan designed by a State of Idaho licensed architect or
engineer is required and shall be submitted to the City Engineer for all
off-street parking areas. All site drainage shall be contained and
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT OVERLAND 16, L.L.C. AND MERIDIAN SCHOOL
DISTRICT, OWNERS AND G. L. VOIGT DEVELOPMENT, APPLICANT,
FOR RESOLUTION BUSINESS PARK/(PP-O0-O06)
- 7
2.22
2.23
2.24
2.25
disposed of on-site.
Outside lighting shall be designed and placed so as not to direct
illumination on any nearby residential areas and in accordance with
City Ordinance Section.
All sign age shall be in accordance with the standards set forth in the
City of Meridian Zoning and Development Ordinance. No temporay
sigange, flags, banners or flashing signs shall be permitted.
Provide five-foot-wide sidewalks in accordance with City Ordinance.
All construction shall conform to the requirements of the Americans
with Disabilities Act.
2.26
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.
Adopt the Recommendations of the Meridian Fire Department as follows:
2.27 All fire codes will have to be met.
Adopt the Recommendations of the Central District Health Department as
follows:
2.28
The Applicant's central sewage and central water plans must be
submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality.
2.29; Run-off is not to create a mosquito breeding problem.
2.30~
Stormwater shall be pretrc~ated through a grassy swale prior to discharge
to the subsurface to prevent impact to groundwater and surface water
quality.
2.31 The Engineers and architects involved with the design of the subject
project shall obtain current best management practices for stormwater
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT OVERLAND I6, L.L.C. AND MERIDIAN SCHOOL
DISTRICT, OWNERS AND G. L. VOIGT DEVELOPMENT, APPLICANT,
FOR RESOLUTION BUSINESS PARK/(PP-O0-O06)
- 8
disposal and design a stormwater management system that prevents
groundwater and surface water degradation.
The Planning and Zoning Commission further recommended:
2.32 For additional access the developer will work with the School District
on the options for along the SW boundaries.
Adopt the Recommendations of the Ada County Highway District as follows:
2.33
n order to reduce trips to and from this development it is recommended
that tenants occupying the proposed building be required to provide an
Alternative Transportation Program for employees and provide an
annual report to ACHD on employee participation. Commuteride staff
will coordinate the Alternative Transportation Program with the
applicant.
2.34
In order to reduce trips to and from this development, the tenants
occupying the proposed building(s) should be required to participate in
any Transportation Management Association (TMA) or Transportation
Management Organization (TMO) that is formed with a boundary that
includes this site or is adjacent to this development.
2.35
ACHD's Park & Ride Division Staff have indicated the need for a park
and ride location at the applicant's site. The District requests that
applicant grant the District an easement for a 10 to 12-space Park &
Ride area at this site. Commuteride st4ff will contact thc applicant to
coordinate the location of the Park &Ride area.
2.36
The transportation system will require improvement in order to
accommodate the additional traffic generated by additional
development. The Overland Road/Meridian Road intersection currently
operates at a deficient Level of Service F (LOS F), and is listed as one of
100 critical intersections in Ada CountV. Additional traffic will
exacerbate the traffic problems at the ii~tersection. The reconstruction of
the Overland Road/Meridian Road Street intersection is not listed in
ACHD's Five Year Work Program.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT OVERLAND 16, L.L.C. AND MERIDIAN SCHOOL
DISTRICT, OWNERS AND G. L. VOIGT DEVELOPMENT, APPLICANT,
FOR RESOLUTION BUSINESS PARK/(PP-00-006)
9
2.37
Dedicate 48-feet of right-of-way from the centerline of Overland Road
abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building permit (or
other required permits), whichever occurs first.
2.38
Dedicate 43-feet of right-of-way from the centerline of Locust Grove
Road abutting the parcel by means of recordation of a final subdivision
plat or execution of a warranty deed prior to issuance of a building
permit (or other required permits), whichever occurs first.
2.39 Provide a stub street to the south property line located 1,000-feet west
of the east property line.
2.40
Provide a paved temporary turnaround at the end of the stub with a
temporary easement provided to the District. Install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub
street, and the design of the turnaround with District staff.
2.41
Provide a stub street to the east property line located 400-feet south of
Overland Road. Provide a paved temporary turnaround at the end of the
stub with a temporary easement provided to the District. Install a sign
at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub
street, and the design of the turnaround with District staff.
2.42
Provide a S 112,500.00 deposit to the Public Rights-of-Way Trust Fund
for 75-percent of the cost to construct a traffic signal on Overland Road
for the new collector roadway. The District will construct the signal
when it is warranted.
2.43 ·
Provide a $37,500.00 deposit to the Public Rights-of-Way Trust Fm~d
for 25-percent of the cost of constructing a traffic signal at the Overland
Road/Locust Grove Road intersection. The District will construct the
signal when k is warranted.
2.44 Provide a $52,800.00 deposit to the Public Rights-of-Way Trust Fund
for the cost of constructing a 5-foot wide concrete sidewalk on Overland
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT OVERLAND I6, L.L.C. AND MERIDIAN SCHOOL
DISTRICT, OWNERS AND G. L. VOIGT DEVELOPMENT, APPLICANT,
FOR RESOLUTION BUSINESS PARK/(PP-O0-O06)
- 10
2.45
Road abutting the parcel (approximately 2,640-feet) prior to District
approval of a Final plat, whichever occurs First.
Construct a 5-foot wide concrete sidewalk on Locust Grove Road
abutting the parcel prior to District approval of a final plat. Locate the
sidewalk two feet within the new right-of-way of Locust Grove Road.
Coordinate the location and elevation of the sidewalk with District staff.
2.46 Locate two driveways on Locust Grove Road as follows:
The northern driveway shall be located 550-feet south of Overland Road
to align with Peacock Street to the west.
The southern driveway shall be located 75-feet north of the south
property line.
The driveways shall be constructed 30 to 35-foot wide with 15-foot radii
pavement tapers abutting the roadway. Provide 100-feet of stacldng for
both the inbound and out-bound travel lanes for the driveways.
Coordinate the design of the driveways with District staff.
2.47 Locate three driveways on Overland Road as follows:
480-feet east of Locust Grove Road: provide a minimum of 50-feet of
stacking for this driveway.
930-feet east of Locust Grove Road: provide a minimum of 50-feet of
stacMng for this driveway.
1,280-feet east of Locust Grove Road: provide a minimum of 100-feet of
stacldng for this driveway.
:The driveways shall be constructed 30 to 35-feet wide with 15-foot radii
pavement tapers abutting the existing roadway edge.
2.48 Locate two punic roads as follows:
off Overland Road 320-feet west of the east property line: locate
driveways off this public street a minimum of 100-feet south of
Overland Road. The roadway shall be constructed as a 40-foot street
section with curbs gutters and 5-foot wide concrete sidewalks within 58-
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT OVERLAND 16, L.L.C. AND MERIDIAN SCHOOL
DISTRICT, OWNERS AND G. L. VOIGT DEVELOPMENT, APPLICANT,
FOR RESOLUTION BUSINESS PARK/(PP-00-O06)
11
feet of right-of-way.
off Overland Road 850-feet west of the east property line: driveways off
this roadway shall be located a minimum of 175-feet south of Overland
Road and consecutive driveways are required to align or offset a
minimum of 150-feet. The roadway shall be constructed as a 46-foot
street section with curbs, gutters, and a 5-foot wide concrete sidewalk
within 64-feet of right-of-way. The applicant shall be required to
construct a signal for the roadway/Overland Road intersection.
Coordinate the design of the signalized intersectiOn with District staff.
2.49
Locate an east/west road 400-feet south of Overland Road: locate
driveways on the east/west roadway a minimum of 50-feet from a public
street intersection. The traffic circle within the roadway shall be
constructed to provide a minimum of 29-feet wide street section around
the traffic circle. A YIELD sign shall be installed at all approaches into
the island and a directional island shall be constructed in the street
approaches to the traffic circle to guide motorists in the proper
direction. The pedestrian crossings shall be located at the intersection to
improve pedestrian/vehicular recognition and safety. Coordinate the
design of the buffer circle, the traffic control plan and location of the
pedestrian crossings with District staff. As required by District policy,
restrictions on the width, number and locations of driveways, shall be
placed on future development of this parcel.
2.50 Construct a center turn lane on Overland Road abutting the entire site.
2.51
2.52
In accordance with District policy, stub streets to the school parcel
abutting this site should be extended upon review of a future
application for this site.
Other than the access points specifically approved with this application,
direct lot or parcel access to Overland Road and Locust Grove Road is
prohibited. Lot access restrictions, as required with this application,
shalI be stated on the final plat.
Adopt the Nampa & Meridian Irrigation D~smct s Recommendauo s as follows:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT OVERLAND 16, L.L.C. AND MERIDIAN SCHOOL
DISTRICT, OWNERS AND G. L. VOIGT DEVELOPMENT, APPLICANT,
FOR RESOLUTION BUSINESS PARK/(PP-O0-006)
- 12
2.53
The Nampa Sc Meridian Irrigation District's 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~ of the City Council at its regular fneeting held on the ~>d/~ day of
,2000.
~"~OflRT D. COKRIE
Mayor, City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and City Attorney.
C~ty Clerk
Dated:
msg/Z:¥Work~Vl~4Vleridian 15360M~esolution Business Park AZ RZ CUP Pl~FfClsOrd. PP
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDEK OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT OVEKLAND 16, L.L.C. AND MERIDIAN SCHOOL
DISTRICT, OWNERS AND G. L. VOIGT DEVELOPMENT, APPLICANT,
FOR RESOLUTION BUSINESS PARK/(PP.O0-O06)
13