HomeMy WebLinkAboutBuilding Bridges CUP 03-004March 31, 2003
CUP 03-004
MERIDIAN PLANNING & ZONING MEETING April 3, 2003
APPLICANT April Reynolds ITEM NO. S
REQUEST Public Hearing -Request for a Conditional Use Permit for a childcare facility in an R-4
zone for Building Bridges Child Development Center -north of West Usiick Road, east of North
Ten Mile Road and west of North Towerbridge Way
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: ~
COMMENTS
See attached Staff Comments
See attached Comments
See attached Comments
See attached Comments
See attached Comments
Date:
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Maferlals presV~nfed of public meeiings shall become properly of the City of Meridian.
MAYOR
RoEERTD. CoRRIE
CO[INCII, MEMBERS
WB.LIAM L.M. NARY
KE[THBaco
TAMMY DE WEERD
CREATE MCCANDLESS
RURAL FBZE COMNIISSIONERS
RtcIjARD GREENE
TERRY LEIGHTON
STEVE ELLIOTT
CITV OF L"r
eri~i~n
IDAHO
MERIDIAN CITY/RURAL FIRE DEPARTMENT
March 19, 2003
MAR 19 2~~3
City OFMeridian
City Clerk Office
TO: Mayor, City Council and Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Building Bridges Child Development Cemer File CUP 03-004
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. Provide afire-flow of 2000 GPM per the Uniform Fire Code Appendix III-A to
service the project. Fire hydrants shall be placed an average of 400' apart. 1997
UFC Appendix III-A
2. Acceptance of the water supply for fire protection will be by the Meridian
Water D~artment.
3. All roads shall have a turning radius of 28' inside and 48' outside.
4. All access roads within the project shall have a clear driving surface with a
minimum width of 20' available at all times. UFC 902.2.2.1
5. A Daycare Center will be required to meet the requiremers of the International
Building & Uniform Fire Codes.
C~
KEN W. BOWBRS
DEPOTY CHreF -FIRE PREVENTION
JOSEPH SII.VA
DEPUTY CHIEF - TRA¢.*ING
Bnc JoFaasox
540 East Franklin Road
Meridian, ID 83642
(208)888-1234
Fax (208) 895-0390
6. A Daycare Center will be required to pass an inspection based the requirements of
the Idaho State Fire Marshal's Office.
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RECEIVED
FEB 2 7 2003
City of Meridian
City Clerk Office
~nxuyat,Ga~ ~ca.~'isc~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
February 24, 2003
Will Berg, City Clerk
City of Meridian
33.340 --
Meridian, ID 83642
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Re: CUP 03-004 Conditional Use Permit for Building_BridQes Child Development
Center
Dear Commissioners:
The Nampa & Meridian Irrigation District's Fivemile Drain courses along the north
boundary of the above-mentioned project. The Fivemile Drain is a Federal Drain and any
encroachments within the easement without approved plans and a signed license
agreement are unacceptable. All storm drainage must be retained on site.
Sincerely,
//~~ ~r~-.
Bi11~~He~nson, Asst. Water Superintendent
NAMPA & MERIDIAN IltRIGATION DISTRICT
BH/dll
Cc: File -Shop
File -Office
Water Superintendent
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROTECT RIGHTS - 40,000
i. ~~_~,,, Ada County Highway District
318 East 37th Street
Sherry R. Huber, President Garden City ID 83714-6499
Susan S. Eastlake 1 st Vice President Phone (208) 387-6100
Dave Bivens, 2nd Vice President FAX (206) 387.6391
John S. Franden, Commissioner E-mail: tellus®ACHD.ada.id.us
David E WYnkoop Commissioner
Febroary 25, 2003
RECEIVED
TO: April Reynolds
2650 N. Chancery Way FEB 2 ~ 2QQ3
Meridian, Idaho 83462
City of Meridian
SUBJECT: MCUP-03-004 City Clerk Office
Child Care Facility
I.ot 3, Block 1 of Primeland Subdivision (a.k.a. Bridgetower Subdivision)
On August 9, 2000 the Ada County Highway District Commissioners acted on Bridgetower Subdivision
MPP-00-017/MAZ00-017MCUP00-043). The conditions and requirements also apply to MCUP-03-004.
If you have any questions, please feel free to contact this office at (208) 387-6170.
Sincerely,
~' ~~
Development Analyst
Planning & Development
Cc: Planning & Development/Chro11/Project File
Planning & Development Services ' ' ''City of Meridian
Construction Services
Drainage/Utilities
Primeland Development Company
660 E. Franklin Road, Suite 110
Meridian, Idaho 83642
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ADA COUNTY HIGHWAY DISTRICT
Planning and Development Division
Development Application Report
Preliminary Plat - Bridgetower/MPP-00-017 Ustick Road/Ten Mile Road 106 buildable lots
MAZ-00-017/MCUP-00-043
A preliminary plat has been submitted to the City of Meridian for approval of a 127-lot residential
subdivision. The applicant is also requesting a rezone from RT to R-4, and conditional use approval
for a planned unit development. The application has been referred to ACRD by the City of Meridian
for review and comment. The 46.2-acre site is located on the north side of Ustick Road, approximately
1/3-mile east of Ten Mile Road. This development is estimated to generate 1,060 additional (10
existing) vehicle trips per day based on the Institute of Transportation Engineers Trip Generation
manual.
Roads impacted by this development: Ustick Road
ACRD Commission Date -August 9, 2000 - 7:00 p.m.
Bridgetower.crom
Page 1
Facts and Findings:
A. General Information
Owner - Ed Bews
Applicant -Becky Bowcutt
RT -Existing zoning
R-4 -Requested zoning
46.20 -Acres
106 -Proposed building lots
21 -Proposed common lots
6,500 -Total lineal feet of proposed public streets (approximately)
256 -Traffic Analysis Zone (TAZ)
West Ada -Impact Fee Service Area
Meridian -Impact Fee Assessment District
Ustick Road
Minor arterial with bike lane designation
Traffic count of 5,351 on 5-2-00
Better than C-Existing Level of Service
Better than C-Existing plus project build-out Level of Service
670-feet of frontage
70-feet existing right-of-way (25-feet north from centerline)
96-feet requiredright-of-way (48-feet from centerline)
Ustick Road is improved with 25-feet of pavement with no curb, gutter or sidewalk abutting the
site. There is sidewalk on the south side of Ustick Road across from the site.
B. On July 24, 2000, the District Planning and Development staff inspected this site and evaluated
the transportation system in the vicinity. On July 28, 2000, the staff met as the District's
Technical Review Committee and reviewed the impacts of this proposed development on the
District's transportation system. The results of that analysis constitute the following Facts and
Findings and recommended Site Specific Requirements.
C. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact Construction Services at 387-6280 (with file numbers) for details.
D. The applicant is proposing to constmct the main entrance, Towerbridge Way, with a 29-foot
street section and a 36-foot street section, with a 30-foot wide center median and located
approximately 400-feet east of Quarrystone Way on the south side of Ustick Road. The applicant
will be required to dedicate sufficient right-of-way for the entire width of the entrance.
E. The applicant should be required to construct a center turn lane on Ustick Road for the Ustick
Road/I'owerbridge Way intersection. The turn lane should be constructed to provide a minimum
Bridgetower.cmm
Page 2
of 100-feet of storage with shadow tapers for both the approach and departure directions.
Coordinate the design of the turn lane with District staff.
F. The applicant is proposing to construct the main entrances to Pride Crossing Drive with 29-foot
street sections and a 20-foot wide center median. The applicant will be required to dedicate
sufficient right-of-way for the entire width of the entrances.
G. The applicant will be required to construct a bridge on N. Towerbridge Way where the roadway
crosses Fivemile Creek. The bridge should be constructed as a 29-foot street section with curb,
gutter and 5-foot wide concrete sidewalks.
H. Towerbridge Way and Pride Crossing Drive should be designated as residential collector streets
with no front-on housing, because the anticipated traffic volumes exceed 1,000 vehicle trips per
day. The access restrictions for these streets should be stated on the. final plat. District policy
requires that these street segments be constructed as 36-foot street sections with curb, gutter and
5-foot wide concrete sidewalks. Unless otherwise noted, parking should be prohibited on these
street segments. Coordinate the signage plan with District staff.
I. The applicant should be required to construct a 5-foot wide concrete sidewalk on Ustick Road
abutting the pazcel. The sidewalk should be located 2-feet within the new right-of-way.
Coordinate the location and elevation with District staff.
Utility poles should be relocated out of the new right-of-way on Ustick Road, and are the
responsibility of the developer.
K. Unless otherwise approved, the applicant should be required to construct all public roads within
the subdivision as 36-foot street sections with curb, gutter, and 5-foot wide concrete sidewalks
within 50-feet of right-of-way.
L. .The applicant is proposing to construct the main entrance to Trestle Drive with 21-foot street
sections and a 10-foot wide center median. The applicant will be required to dedicate sufficient
right-of-way for the entire width of the entrance.
M. The applicant is proposing to stub Pride Crossing Drive, a residential collector, to the east
property line between Lot 3, Block 2 and Lot 2, Block 7. District staff supports the location of
the stub street. The applicant is not required to provide a paved temporary turnaround at the end
of the stub street because the stub is one-lot in depth. The applicant should be required to install
a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTLTRL'". Coordinate the sign plan for the stub street with District staff.
Bridgetower.cmm
Page 3
N. The applicant is proposing to stub Towerbridge Way, a residential collector, to the north property
line between Lot 14, Block 5 and Lot 30, Block 3, and constructed over the Creason Lateral.
District staff supports the location of the stub street. The applicant is not required to provide a
paved temporary turnaround at the end of the stub street because there is a public street
intersection. The applicant should be required to 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 with District staff.
O. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat
should be owned and maintained by a homeowners association. Notes of this should be required
on the final plat.
P. The turnarounds should be constructed to provide a minimum turning radius of 45-feet, as
proposed.
Q. The applicant is proposing to construct a recreation center on Lot 2, Block 2, and is proposing to
construct a 40-foot wide driveway to access that lot. The driveway should be located as proposed
at the east property line of Lot 2, Block 2, and should be constructed 24 to 30-feet wide.
R. Lots 2, 3 and 6 of Block 1, are being rezoned to R11 to follow Meridian's comprehensive plan.
The applicant intends to rezone these lots to light office or commercial in the future (conceptual).
The applicant is proposing to locate driveways approximately 140-feet north of Ustick Road.
The driveways should be located as proposed, and constructed 24 to 30-feet wide.
S. Unpaved driveways abutting public streets create maintenance problems due to gravel being
tracked onto the roadway. In accordance with past action by the District the applicant should be
required to pave the driveways their full width and at least 30-feet into the site beyond the edge
of pavement of any public street.
T. Based on development patterns in this azea and the resulting traffic generation, staff anticipates
that the transportation system will be adequate to accommodate additional traffic generated by
this proposed development with the requirements outlined within this report.
The Following Site Specific Requirements and Standard Requirements must be met or provided
for prior to ACHD approval of the final plat:
Site Specific Requirements:
Dedicate 48-feet of right-of-way from the centerline of Ustick 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. Allow up to
30 business days to process the right-of-way dedication after receipt of all requested material.
The owner will be compensated for all right-of-way dedicated as an addition to existingright-
of-way from available impact fee revenues in this benefit zone; if the owner submits a letter of
application to the impact fee administrator prior to breaking ground, in accordance with Section
15 of ACHD Ordinance #193.
Bridgetower.cmm
Page 4
2. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact Construction Services at 387-6280 (with file numbers) for
details.
3. Construct the main entrance, Towerbridge Way, with a 29-foot street section and a 36-foot
street section, with a 30-foot wide center median and located approximately 400-feet east of
Quarrystone Way on the south side of Ustick Road, as proposed. Dedicate sufficient right-of-
way for the entire width of the entrance.
4. Construct a center turn lane on Ustick Road for the Ustick Road/Towerbridge Way intersection.
The taro lane should be constructed to provide a minimum of 100-feet of storage with shadow
tapers for both the approach and departure directions. Coordinate the design of the taro lane
with District staff.
5. Construct the main entrances to Pride Crossing Drive with 29-foot street sections and a 20-foot
wide center median. Dedicate sufficient right-of-way for the entire width of the entrances.
6. Towerbridge Way and Pride Crossing Drive shall be designated as residential collector streets
with no front-on housing, because the anticipated traffic volumes exceed 1,000 vehicle trips per
day. The access restrictions for these streets shall be stated on the final plat. Construct these
streets segments as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks.
Unless otherwise noted, pazking should be prohibited on these street segments. Coordinate the
signage plan with District staff.
Construct a bridge on N. Towerbridge Way where the roadway crosses Fivemile Creek. The
bridge shall be constructed as a 29-foot street section with curb, gutter and 5-foot wide concrete
sidewalks. Coordinate the design of the bridge with District staff.
8. Construct a 5-foot wide concrete sidewalk on Ustick Road abutting the parcel. The sidewalk
should be located 2-feet within the new right-of-way. Coordinate the location and elevation
with District staff.
9. If relocation is required, utility poles shall be relocated out of the new right-of-way on Ustick
Road, and aze the responsibility of the developer.
10. Constrrct all public roads within the subdivision as 36-foot street sections with curb, gutter,
and 5-foot wide concrete sidewalks within 50-feet of right-of--way.
11. Construct the main entrance to Trestle Drive with 21-foot street sections and a 10-foot wide
center median as proposed. Dedicate sufficient right-of-way for the entire width of the
entrance.
12. Stub Pride Crossing Drive, a residential collector, to the east property line between Lot 3,
Block 2 and Lot 2, Block 7. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL. BE EXTENDED IN THE FLITiJRE". Coordinate the sign plan for the stub street
with District staff.
Bridgetower.cmm
Page 5
13. -Stub Towerbridge Way, a residential collector, to the north property line between Lot 14, Block
5 and Lot 30, Block 3, and construct over the Creason Lateral. 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 with District staff.
14. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat
shall be owned and maintained by a homeowners association. Notes of this should be required
on the final plat.
15. Construct the turnarounds to provide a minimum turning radius of 45-feet, as proposed.
16. Construct a 24 to 30-foot wide driveway at the east property line of Lot 2, Block 2 to access the
proposed recreation center. Pave the driveway its full width and at least 30-feet into the site
beyond the edge of pavement of Pride Crossing Drive.
17. Construct a 24 to 30-foot wide driveway on Towerbridge Drive, approximately 140-feet north
of Ustick Road to access Lots 2, and 3, Block 1, future office/commercial sites. Pave the
driveway its full width and at least 30-feet into the site beyond the edge of pavement of
Towerbridge Drive.
18. Construct a 24 to 30-foot wide driveway on Towerbridge Drive, approximately 140-feet north
of Ustick Road to access Lot 6, Block 1, a future office/commercial site. Pave the driveway its
full width and at least 30-feet into the site beyond the edge of pavement of Towerbridge Drive.
19. Direct lot or parcel access to Ustick Road is prohibited. Lot access restrictions, as required
with this application, shall be stated on the final plat.
Standard Requirements:
1. A request for modification, variance or waiver of any requirement or policy outlined herein
shall be made in writing to the ACRD Planning and Development Supervisor. The request
shall soecifically identify each requirement to be reconsidered and include a written explanation
of why such a reouirement would result in a substantial hardship or ineouity The written
request shall be submitted to the District no later than 9.00 a m on the day scheduled for
ACHD Commission action. Those items shall be rescheduled for discussion with the
Commission on the next available meeting agenda.
Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action
do not provide sufficient time for District staff to remove the item from the consent agenda and
report to the Commission regarding the requested modification, variance or waiver. Those
items will be acted on by the Commission unless removed from the agenda by the Commission.
2. After ACHD Commission action, any request for reconsideration of the Commission's action
shall be made in writing to the Planning and Development Supervisor within six days of the
action and shall include a minimum fee of $110.00. The reuuest for reconsideration shall
Bridgetower.cmm
Page 6
data that was not available to the Commission at the time of its orieinal decision The request
for reconsideration will be heazd by the District Commission at the next regulaz meeting of the
Commission. If the Commission agrees to reconsider the action, the applicant will be notified
of the date and time of the Commission meeting at which the reconsideration will be heard.
3. Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #193, also known as Ada County Highway District Road Impact
Fee Ordinance.
4. All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures
and all applicable ACRD Ordinances unless specifically waived herein. An engineer registered
in the State of Idaho shall prepare and certify all improvement plans.
5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
6. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to
P,CHD. The applicant shall be required to cal] DIGLINE (1-800-342-1585) at least two full
business days prior to breaking ground within ACHD right-of-way. The applicant shall contact
ACRD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
8. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representatve of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
9. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans,
or other regulatory and legal restrictions in force at the time the applicant or its successors in
interest advises the Highway District of its intent to change the planned use of the subject
property unless awaiver/variance of said requirements or other legal relief is granted pursuant
to the law in effect at the time the change in use is sought.
Bridgetower.cmm
Page 7
Conclusion of Law:
1. ACRD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Should you have any questions or comments, please contact the Planning and Development
Division at 387-6170.
Submitted bv:
Planning and Development Staff
Commission Action:
Aueust 9, 2000
Bridgetower.cmm
Page 8
CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
•• DISTRICT
HEALTH Environmental Health Divisiorl~CEIVEI)
DEPARTMENT
'Rezone #
Conditional Use #
Preliminary /Final /Short Plat
Return to:
^ Boise
^ Eagle
^ Garden City
~Uferitlian
^ Kuna
^ ACZ
^ Star
^ 1. We have No Objections to this Proposal.
^ 2. We recommend Denial of this Proposal.
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^ 4. We will require more data concerning sail conditions on this Proposal before we can comment.
^ 5. Before we can comment conceming individual sewage disposal, we w~l require more data concerning the depth of:
^ high seasonal ground water ^ waste flaw characteristics
^ or bedrockfrom original grade ^ Sher
^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
wateravailability.
^ 8. After written approval from appropriate entities are submitted, we can approve this proposal for:
^ central sewage ^ community sewage system ^ community waterwell
^ interim sewage ^ central water
^ individual sewage ^ individual water
^ 9. The following plan(s) must be submitted to and approved by The Idaho Department of Health & Welfare,
Division of Environmental Quality:
^ central sewage ^ community sewage system ^ community water
^ sewage dry lines ^ central water
^ 10. Run-off is not to create a mosquito breeding problem.
^ 11. ,This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
13. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas
^ beverage establishment ^ grocery store
^ 14.
coHO vno i~
FEB 2 d 'tt~03
child care center
Date: ~/ /~/D.~
Reviewed By: ~~-/~~
Review Sheet
RPR-1-2003 06:54R FROM: Sani La ry 8er~fces, I 208-888-5052 TO: Meridian Clerk P:6~7
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TRANSMITTALS TO A ENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your Comm is and recommendations will be considered by the Meridian Planning
and Zoning Commission, plea submR your comments and recommendations to Meridian City Clerk's Office
Attn: win Berg, City Clerk, by: March 27, 2003
Transmittal Date: January 13, 2003 Hearing Date: April 3, 2003
File No.: CUP 03-004
Request: Gonditional Use Permit for a childcare facility in an R-4 zone for Building
ey: wpnl Kgy
Location of Property or
David Zaremba, P2 (No vAR vac, FPJ
Jerry Centers, P1Z (NO VAR, VAC, FP)
Leslie Mathes, P2 (NO VAR, VAC. FP)
Michael Rohm, P1Z (NO VAR. VAC, FP)
Keith BonIP. P!Z (No VAR, VAC, FPj
Robert Come, Mayor
BIII Nary, C/C
Tammy deweerd, C!C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
o VAR, VAC, FP)
nt
Meridian School District (NO FP)
Meridian Post Office (FPmP spry)
Ada Counly Highway District
Community Planning Assoc.
Central Dlstrid Health
Nampa Meritllan brig. Dsstrict
Settlers IrtigaGon District
Idaho Power Co. (FPiPP Dory)
U.S. Wesl (FPrPPcray)
IntemlountalnGas (FPrPPony)
Bureau of Reclamation (FPA'P Mry)
Idaho Transportation Department (No FP)
Ada County (Annsxsson amy)
Ada County Land Records (FPiPP onN!
Meridian Development Corporation
Historical Preservation Commission
ewer Department
Sanitary Service (N
Building Departure
Fire Department
Police Department
City Atlomay
City Engineer
City Planner
Perks Department
RECEIVED
APR 0 1 2003
33 EAST IDAHO • MERIDIAN, IDAHO 83642
City Of Meridian
City Clerk Office
(:081 SSS•4i33 • Fu (208) 887.4513 Coy Clerk Officc Fu 1208) 898.4215 Human Resources Fax (208) Z88-I 193
RPR 01 '03 07:04 208-888-5052 PRGE.06
MAYOR
Robert D. Cowie
CrrY COUNCIL MEMBERS
Keith Bud
Tammy deWeerd
Cherie McCandless
W~71iam L. M. Nary
MEMORANDUM:
HUB OF TREASURE VALLEY
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433 ~ FAX (208) 887-4813
City Clerk OISce Fos (208) 888-4215
To: Mayor, City Council and Planning & Zoning Commission
LEGAL DEPARTMENT
(208) 288-2499•Fax 288-2501
PUBLIC WORKS
BUII.DIIQG DEPARTMENT
(208) 887-2211 ~ Fos 887-1297
PLANNING AND ZONING
DEPARTMENT
(208) 8845533 ~ FAX 888-6854
R~G~E~VED
MAR 3.1 2003
From: Bruce Freckleton, Assistant to City Engineer City Of Meridian
Steve Siddoway, City Planner II City Clerk Office
Re: Buildius Brides Child Develoument Center
Request for a Conditional Use Pern»t to allow the construction and operation of a
Childcare Center, located on Lot 3, Block 1 of Primeland Subdivision, in an R-4
Zone, by April Reynolds (File No. CUP-03-004.
We have reviewed this submittal and offer the following comments, as conditions of the applicant.
These conditions shall 8e considered in full, unless expressly modi,~ed or deleted by motion of the
Meridian City Council:
APPLICATION SUMMARY
The applicant, April Reynolds, has requested approval of a conditional use pemlit for the construction
of a childcare facility located on Lot 3, Block 1 of Primeland Subdivision.
The property is currently zoned R-4, and typically childcare centers are prohibited in the R-4 zone.
However, Primeland Subdivision (aka Bridgetower Subdivision) was approved in 2000 as a Planned
Development and granted a 20% use exception to allow for the three "office" lots in Primeland
Subdivision. Childcare centers are a conditional use in all zones in which they are allowed. Thus, a
conditional use permit has been submitted to request approval of the childcaze facility on one of the
"use exception" tots.
The applicant has also submitted a Variance request from pazking requirements. The Variance
application will accompany the subject Conditional Use application to hearings with City Council.
The Commission will need to consider the effect the approval or denial of the Variance may haue on
the application.
LOCATION & SURROUNDING USES
The subject property is located on the north side of Ustick Road, about halfway between Ten Mile
Road and Linder Road, at the entrance to Bridgetower Subdivision. The following uses surround the
subject property:
North -140.foot +/-wide lot for Five A4'ile Creek and Bridgetower Subdivision, zoned R-4.
South -Vacant "office" lot in Primeland Subdivision, zoned R-4.
East -Cox Dental Clinic and Five Mile Creek, zoned R-4.
West -Vacant agricultural land, zoned R-4.
cI1P-o3-ooa B°adi~ Brim Dayr~e.cuP
Planning & Zoning Commission/Mayor & City Council
Apri13, 2003
Page 2
The owner of record is Primeland Development Company, and they have given their consent for the
applicant to submit their conditional use permit request.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this ordinance;
Stafffinds that the subject property is not lazge enough to accommodate the required parking,
but is large enough to accommodate the open space, landscaping and other features required
for the proposed childcare center. The applicant has submitted a Variance from the pazking
requirements. If the pazling variance is granted by Council, staff finds that the site is large
enough for all other required features. If the parking variance is denied, staff cannot make
this finding.
B. That the proposed use and development plan wilt be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as "Residemial" and
is currently zoned "R-8". Staff finds that the requested seminary building use and planned use
development is a "Conditional Use" according to MCC11-8-1. Staff finds that ifthe planned
development and seminary building use is approved with conditions by the Commission and
the Council, the use will be compatible with the Meridian Zoning Ordinance and the
Comprehensive Plan.
C. That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character of
the general vicinity and that such use will not adversely change the essential character
of the same area;
Stafffinds that the proposed development will not adversely change the existing or intended
chazacter ofthe general vicinity. The subject lot is intended for non-residential development
per the approved Bridgetower planned development. The proposed childcaze use is a service
that maybe of benefit to the general neighborhood.
D. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affeet other property in the vicinity;
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Planning & Zoning Commission/Mayor & City Council
Apri13, 2003
Page 3
Staffdoes not anticipate that the proposed use will adversely affect adjacent properties. The
site is over 140 feet from the nearest residential lot to the north in Bridgetower Subdivision.
The other adjacent lots in Primeland Subdivision have been approved for similar office use.
Cox Dental office building is currently under construction to the, east.
The Commission and Council should rely upon public testimony to determine if the
development will adversely affect the other property in the vicinity.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures, refuse
disposal, water, sewer or that the person responsible for the establishment of proposed
conditional use shall be able to provide adequately any such services;
Staff finds that the proposed development will be adequately served by the essential public
facilities and services listed above.
F. That the proposed use will not create excessive additional requirements at public cost
for public facilities and services and will not be detrimental to the economic welfare of
the community;
Staff finds that the proposed use would not be detrimental to the economic welfare of the
community, nor would it create the need for any new facilities or services to be paid for by the
public.
G. That the proposed use will not involve activities or processes, materials, equipment, and
conditions of operation that will be detrimental to any persons, property, or general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Staff finds that no excessive traffic, smoke, fumes, glare or odors will result from the
proposed use.
H. That the proposed use wilt have vehicular approaehes to the property which shall be so
designed as not to create an interference with traffic on surrounding public streets;
Staff finds that the proposed use will not create significant interference with any traffic on the
surrounding public streets.
I. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff finds that no natural or scenic feature will be lost, damaged or destroyed by issuance of
this conditional use. Five Mile Creek is immediately north of the subject property, but the
CUP-03-004 Building Bridges r)aycare.CUP
Planning & Zoning Commission/Mayor & City Council
Apri13, 2003
Page 4
creek is on a separate parcel. Landscaping on the subject property is outside of the Nampa &
Meridian Irrigation District easement, and will serve to enhance this existing natural feature.
ADDITIONAL CONSIDERATIONS
Parking Variance: The applicant has submitted a parking variance to accompany this
application to Council. The proposed childcare center is 6,800 squaze feet. It is staff's
understanding that the maximum number of children will be up to 200, with a staff of up to
17. Per ordinance, this would require 37 parking spaces (@ 1 per 10 children, plus 1 per
employee). The applicant is proposing 25 spaces-1 per employee, plus up to 8 for parents
to utilize. The applicant's position is that most parents will not use the parking, but will
utilize the pick-up/drop-off area in front of the building. Staff estimates that the maximum
number of children allowed without a Variance would be approximately 135, plus 11 staff
members (calculated at an average of one staff member per 12 children). See Site Specific
Requirement #1.
2. Drive Aisles: The minimum drive aisle width is 25 feet per ordinance. The site plan shows 25
feet between parking stalls. However, the loading azea bumps out 3 feet, creating a 22-foot
wide drive aisle. between the loading area and the parking to the south. The Commission may
consider approving the four parking spaces south ofthe loading area as "compact", with a full
9-foot width and shortening the length to 16 feet-allowing for a full 25-foot drive aisle.
Staffregulazly approves a reduction to 17 feet deep for parking adjacent to a landscape azea,
allowing fora 2-foot overhang into the landscaping. Note: the north side of the drive aisle
will be blocked with vehicles while loading/unloading children.
The drive aisle on the west side of the property, connecting to the lot to the south also
dimensions at 23-24 feet wide. This should be corrected to be a full 25 feet wide per
ordinance. See Site Specific Requirement #2.
3. Setbacks: Setbacks are atypical due to the approved use exception under the Planned
Development. As an R-4 zone, there is a requirement fora 30-foot front setback along a
collector road. Plus, the existing common lot along Towerbridge Way makes it even more
confiasing as to where the 30-foot front setback should be measured from. After discussing
the issue with the Building Official, staff is in agreement to measure the front setback from the
front of the common lot. The common lot width is 25 feet, so the building should be set an
additional 5 feet behind the common lot. Currently, the building location is dimensioned as
54" (or 4'-6") from the common lot. Staff therefore recommends shifting the structure 6
inches west to provide a 30-foot setback from the front of the common lot. See Site Specific
Requirement #3.
4. Planters: The planters shown in the parking lot are 3 feet wide. The minimum width per
ordinance is 5 feet wide, measured inside curbs. One tree is required in each planter. Staff
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Apri13, 2003
Page 5
recommends modifying the plan to comply with these requirements. The planter shown in the
northernmost row of parking is optional, as there are only 12 spaces provided in that row.
See Site Specific Requirement #4.
5. Trash Enclosure: The trash enclosure extends about 1 '/z feet into the drive aisle behind the
westernmost pazking space. Staff recommends modifying the site plan so that the trash
enclosure structure does not encroach into the required drive aisle. If the north island (see
above) was eliminated and the pazking shifted east, it may help this situation. See Site
Specific Requirement #5.
SITE SPECIFIC REOUII2EMENTS
1. If the requested parking variance is not granted, the maximum number of children shall be
limited to 135 children. Ifthe requested parking variance is granted, the maximum number of
children shall be 200 children.
2. Sanitary sewer and water service shall be from existing service lines on the property.
3. The applicant shall correct the site plan to show all drive aisles at 25 feet wide per Meridian
City Code (MCC).
4. The structure shall be located a minimum of 5 feet beyond the existing 25-foot street buffer.
This will require a 6-inch shift from the current location depicted on the site plan. The
required 30-foot front setback will be measured from the front of the street buffer common
lot.
5. The minimum width of all pazking lot "island" planters is 5 feet wide, measured inside curbs.
One tree is required in each planter. All pazking lot planters shall be designed in accordance
with MCC 12-13-11-3.
6. The trash enclosure shall be designed and located so that no part of the structure encroaches
into a required drive aisle. Coordinate the enclosure location, size, and materials with the
Sanitary Services Company (SSC). Design must be in accordance with Ordinance 11-12-1C.
All exterior lighting, whether attached to the building or located within the parking lot, shall
be down-shielded or otherwise altered so that the light does not spill over onto adjacent
properties orright-of--way. All parking lot lighting shall be in accordance with Ordinance 11-
13-4C.
8. All signage shall be in accordance with the standards set forth in Section 11-14 of the City
Zoning and Developmerrt Ordinance. All signage is subject to design review and shall require
separate permits.
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Planning & Zoning Commission/Mayor & City Council
Apri13, 2003
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9. All construction and site improvements shall conform to the requirements of the Americans
with Disabilities Act.
10. All parking shall be striped and improved in accordance with the Meridian City Code.
11. A drainage plan designed by a State of Idaho licensed architect or engineer is required and
shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parting areas.
Storm water treatment and disposal must be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water Best Managemem Practices
for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal
into a surface water is prohibited unless the jurisdiction which has authority over the receiving
stream provides written authorization prior to development plan approval. The applicant is
responsible for filing all necessary applications with the Idaho Department of Water
Resources regarding Shallow Injection Wells.
12. Certificate of Occupancy: All required improvements must be complete prior to obtaining a
Certificate of Occupancy for the proposed development. A temporary Certificate of
Occupancy may be obtained by providing surety to the City in the form of a letter of credit or
cash in the amount of 110% of the cost of the required improvements (including pacing,
striping, landscaping, and irrigation). A bid must accompany any request for temporary
occupancy.
13. Applicant shall be required to submit revised plans a minimum often days prior to the next
public hearing.
RECOMMENDATION
Staff recommends approval of this application with the aforementioned amditions.
CUP-03-004 Building Bridges Daywre.CUP
03/31/2003 13:30 FAX 2088888854
IfERIDIAN P&Z DEPT. -+ Clt9 Clerk @]001
RECEI~TEI~
MAR 3 1 2003
To whom it May Concern:
City Of Meridian
City Clerk Office
IApril Reynolds representative of Building Bridges Child
Development Center. Posted the property of Block 1 Lot 3,
Of Primeland Subdivision for our Public hearing for the
Conditional Use Permit.
Sincerely
~-~"~ ~'~
'u
April Reynolds
2088886854 PAGE.01
R~~E~D
CITY OF MERIDIAN ~?R - 3 2003
PUBLIC HEARING CITY OF MERIDIAN
SIGN-UP SHEET
DATE April 3, 2003 ITEM # $
PROJECT NUMBER
PROJECT NAME
CUP 03-004
Building Bri
les Child Development
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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