HomeMy WebLinkAboutGrandview West CUP-08-023
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
~ ,.
.. ,
E IDIAN~-
fn the Matter of Conditional Use Permit approval to construct two multi-tenant retail
buildings un approximately 1.25 acres of land in a C-G zoning district, as required by the
Development Agreement provisions of the Dorado Subdivision for Grandview West, by W.
H. Moore Company.
Case No(s). CUP-08-023
Far the Planning and Zoning Commission Hearing Date of: October 2, 2008 (Findings on
October 16, 200$)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of October 2, 2008,
incorporated by reference)
2_ Process Facts (see attached Staff Report for the hearing date of October 2, 2008,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of October
2, 2008, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of October 2, 2008, incorporated by reference)
R. C,'onclusions of T,a.w
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67-6503).
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified
Development Code codified at Title 11 Meridian City Code, and all current zoning maps
thereof. The City of Meridian has, by ordinance, established the Impact Area and the
Amended Comprehensive Flan of the City of Meridian, which was adopted August 6,
2002, Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-SA.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
CITY OF MERIDIAN FINDINGS OP FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-08-023
Page 1
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Chairman of the Commission and City Clerk and then a copy
served by the Clerk upon the applicant, the Planning Department, the Public Works
Department and any affected party requesting notice.
7. That this approval is subject to the Conditions of Approval in the attached Staff Report
for the hearing date of October 2, 2008, incorporated by reference. The conditions are
concluded to be reasonable and the applicant shall meet such requirements as a condition
of approval of the application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City
Code § 11-SA and based upon the above and foregoing Findings of Fact which are herein
adopted, it is hereby ordered that:
The applicant's Conditional User Permit as evidenced by having submitted the Site
Plan, Landscape Plan and Elevations attached in Exhibit A of the staff report dated
October 2, 2008, is hereby conditionally approved; and,
2. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of October 2, 2008, incorporated by reference.
D. Notice of Applicable Time Limits
Natice of Eighteen (18) Month Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a
maximum period of eighteen (18) months unless otherwise approved by the City.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,
and acquire building permits and commence construction of permanent footings ar
structures an or in the ground. Far conditional use permits that also require platting, the
final plat must be recorded within this eighteen (18) month period. k'or projects with
multiple phases, the eighteen (18}month deadline shall apply to the first phase. In the
event that the development is made in successive contiguous segments or multiple
phases, such phases shall be constructed within successive intervals of one (1) year
from the original date of approval. If the successive phases are not submitted within the
one (1) year interval, the conditional approval of the fixture phases shall be null and
void. Upon written request and filed by the applicant prior to the termination of the
period in accord with 11-SB-6.G.1, the Director may authorize a single extension of the
time to commence the use not to exceed one (1) eighteen (18) month period. Additional
time extensions up to eighteen (18) months as determined and approved by the
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-08-023
Page 2
Commission maybe granted. With all extensions, the Director or Commission may
require the conditional use comply with the current provisions of Meridian City Code
Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and xxlust be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review maybe filed.
2. 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 maybe adversely affected by the issuance or denial of
the conditional use permit approval 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.
F. Attached: Staff Report far the hearing date of October 2, 2008.
CITY OF MERIDIAN FINDINGS OF FACT, CQNCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-08-023
Page 3
By action of the Planning & Zoning Commission at its regular meeting held on the J
day of /`,~1~j , 2008.
COMMISSIONER DAVID MOE VOTED GL
(Chair)
COMMISSIONER MICHAEL ROHM VOTED
COMMISSIONER WENDY NEWTON-HUCKABAY VOTED
COMMISSIONER TOM O'BRIEN VOTED
COMMISSIONER JOE MARSHALL VOTED
~~
~%-~~ ®.c__.
DAVI MOE
~~
i
Attest: ~~.`~.~`l ~ ~',,~
O
''
Tara Green, Deputy City Viler ~cc~~~~ ~~ -
Copy scrvcd upon Applicant, ~"~h~~rrr,l'~ Del{r{ ~lrtment, Public Works Dcpartmcnt and City
Att~rney_
By: Dated: ~ Q` ~ 7-D~
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-OS-023
Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
STAFF REPORT Hearing Date: October 2, 2008
TO: Planxung & Zoning Commission ~~.
E IDIAN~ .
FROM: Bill Parsons, Associate City Planner
208-884-5533 ~~>. ~~~ ~~'~"
SUBJECT: Grandview West
• CUP-08-023
Conditional Use Permit approval to construct two multi-tenant retail buildings
an approximately 1.25 acres of land in a C-G zoning district, as required by
the llevelopment Agreement provisions of the Dorado Subdivision, by W. H.
Moore Company.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, W. H. Moore Company, has applied for Conditional Use Permit (CUP) approval to
construct two multi-tenant retail buildings (7,351 and 3,291 square foot buildings) on approximately
1.25 acres in an existing C-G (General Retail and Service Commercial) zoni~ag district: Per the
development agreement, construction on Lots 1 and 2 of the Dorado Subdivision is not to commence
until a CUP is approved, because this site (lots) abut residential to the north. The subject site is
located on the north side of E. Overland Road approximately 600 feet west of S. Eagle Road.
2. SUMMARY RECOMMENDATION
Staff has provided detailed analysis of the requested CUP application below. Staff is recommending
approval of CUP-O8-023 for Grandview West, as presented in the Staff Report for the hearing
date of October 2, 2008, based on the Findings of Fact as listed in Exhibit C and subject to the
conditions listed in Exhibit B. The Meridian Planning and Zoning Commission heard this item
on October 2, 2008._ At th~ublic hearing, the,Commission voted to aAprove CUP-08-023.
a. Summary of Commission Public Hearing:
i. In favor: Jonathan Seel
ii. In opposition: None
iii. Commenting None
iv. Written testimony: None
v. Staff presenting application: Sill Parsons
yi. Other staff commenting on application: None
b. Kev Issues of Discussion by Commission:
i. Construction materials for the proposed buildings.
c. Kev Commission Chan~es'to Staff Recommendation:
i. None
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, 1 move to approve File Nu:nnber CUP-08-
023 as presented during the hearing date of October 2, 2008, with the following modifications to the
conditions of approval: (add any proposed modifications). Zfurther move to direct Staff to prepare an
appropriate findings document to be considered at the next Plamung and Zoning Commission hearing
on October 16, 2008.
Grandview West CUP-08-023 Page 1
CITY OF MERIDIAN PLANNING DIrPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP-08-023
as presented during the hearing of October 2, 2008, for the following reasons: (you must state specific
reason(s) for the denial of the conditional use permit and what the applicant may do to gain your
approval in the future.) I further move to direct Staff to prepare an appropriate findings document to
be considered at the next Planning and Zoning Commission hearing on October 16, 2008.
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number CUP-08-
023 to the hearing date of (insert continued hearing date here) for the following reason(s): (you
should state specific reason(s) far continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address /Location:
2940 and 2976 E. Overland Road (Parcel #'s 81901110010 & 81901110022); Lots 1 and 2,
Block 1, Dorado Subdivision, in the SE 1/ of Section 17, T.3N., R.IE.
b. Owner:
W. H. Moore Company/Kimball Properties, LLP
P.O. Box 8204
Boise, ID 83707
c_ Applicant
Same as above
d. Representative' Jonathan Seel, W.H. Moore Company
e. Present Zoning: C-G (General Retail and Service Commercial District)
f. Comprehensive Plan Land Use Designation: Mixed Use -Regional
g. Description of Applicant's Request: The applicant is requesting Conditional Use Permit approval
to construct two multi-tenant buildings per the requirements of the llorado Subdivision
development agreement.
1. Date of Site Plan (See. irxhibit A): August 7, 2008
2. Date of Landscape Plan (See Exhibit A): August 28, 2008
3. Date of Building Elevations (See Exhibit A): August 7, 2008
5. PROCESS FACTS
a. The subject application will in fact constitute a conditional use per City Ordinance. By reason of
the provisions of UDC 11-SB-6, a public hearing is required before the Planning and Zoning
Commmission on this matter.
b. Newspaper notifications published on: September l5 and September 29, 2008
c. Radius notices mailed to properties within 300 feet on: September 5, 2008
d. Applicant posted notice on site by: September 22, 2008
6. LAND USE
a. Existing Land Use(s): The site currently consists of two vacant commercially (C-G) zoned
Grandview West CUP-08-023 Page 2
CITY QF M)~RiDiAN PLANN[NG DEPARTMENT STAFF REFORT FOR THE HEARING DATE OF OCTQBER 2, 2008
parcels in the Dorado Subdivision.
b. Description of Character of Surrounding Area: Tlus area is trausitioiuug to a uux of conunercial
and office uses. To the north and west of this site is an Ada County residential subdivision.
c. Adjacent Land Use and Zoning:
1. North: Residential properties, zoned Rl (Ada County)
2. West: Residential properties, zoned Rl (Ada County)
3. South: (Overland Road) Commercial business in El Dorado Subdivision, zoned C-G
4. East: Multi-tenant Building, Dorado Subdivision, zoned C-G
d. History of Previous Actions: In 2005, the subject property was annexed and zoned (AZ-OS-019)
with C-G (General Retail and Service Commercial) zoning district; a Development Agreezxient
was also approved with the annexation (Instrument No. 105127512). A preliminary plat
consisting of 16-lots (PP-OS-024) and conditional use were approved for a Commercial Planned
Development (C'iTP-OS-f131)_ The final plat (FP-05-057) for Dorado Subdivision was also
approved in 2005.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: Sewer was planned with the Dorado Subdivision.
Location of water: Water was planned with the Dorado Subdivision.
Issues or concerns: None.
2. Vegetation: NA
3. Floodplain: FEMA Map Zone X
4. Canals/Ditches Irrigation: N/A
5. Hazards: Staff is not aware of any hazards that exist an this property.
b. Size of Property: 1.25 acres consisting of two platted lots.
7. Description o£ Use' Proposal includes two multi-tenant buildings; each on separate lots. The
western building totals 7,351 square feet and can accommodate up to five tenants. The
eastern building totals 3,291 square feet and depicts three tenant spaces.
£ Conditional Use Information:
1. Non-residential square footage: Two multi-tenant retail buildings: 1) 7,351 square feet and 2)
3,291 square feet.
2. Hours of Operation: No hours of operation were proposed with this application submittal. In
addition, future tenants have not been identified for the proposed buildings and the large
multi-tenant building is approximately 10 feet from the property/residential boundary to the
north. Other uses in the development do not have limited hours of operatian; however those
buildings are farther away from the residential subdivision than the buildings proposed for
this site. Staff believes it may be necessary to limit the hours of operation to ensure
compatibility with the residential to north especially since the site was allowed to have a
reduced landscape buffer, at least until those residences are removed and commercial
development is realized there too. It is important to note the Comprehensive Plan envisions
this residential area to re-develop as a mix of uses/commercial in the future.
Grandview West CUP-08-023 Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FpR THE HEARING DATE OF OCTOBER 2, 2008
g. Off-Street Parking: 1 per S00 square feet of gross floor area
1. Parking spaces required: 22
2. Parking spaces provided: 54
3. Compact spaces proposed: 0
h. Landscaping:
Width of street buffer(s): Per City Code (UDC Table 11-2B-3), a 35-foot wide landscape
street buffer is required adjacent to E. Overland Road, a classified arterial street and entryway
corridor. The landscaping has been installed with the approval of the Dorado Subdivision
and is to remain protected during construction on the site. In addition, the DA governing the
size required a 25 foot wide landscape buffer adjacent to Loder Street; west of this site. This
landscaping should remain protected as well.
2. Width of buffer(s) between land uses: Per City Code (UDC Table 11-2B-3) a 25-foot wide
landscape buffer is required between C-C~ coned properties and residential Y]ses. There. i,s
residential that abuts this site at the northern boundary; however the DA allowed a S foot
wide landscape buffer with the installation of a 6-foot vinyl fence with additional
landscaping.
3. Other: Per UDC l 1-3S-8C, a 5-foot landscape buffer is required along all interior lot lines
that are adjacent to parking, loading, and drive ways.
i. Summary of Proposed Streets and / or Access: The applicant is not proposing any new access
points to E. Overland Road and none are approved. A full access driveway was approved to the
east of Lot 2 with the platting of the property. The subject site will cotuaect to the access
point/driveway via a 25-foot wide drive aisle which will provide connectivity to the approved
access point to E. Overland Road.
7. AGENCY COMMENTS
On September 12, 2008 a joint agency and departments meeting was held with service providers in
this area. The agencies and departments present include: Meridian Fire Department and Meridian
Police Department. Staff has included comments, conditions and recommended actions in Exhibit B
below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Mixed Use
- Regional (MU-R)." Per Chapter VII of the Comprehensive Plan, the Mixed Use land use category
contains five sub-categories. "Generally, the mixed-use designation will provide for a cornbinatian o£
compatible land uses that are typically developed under. a master or conceptual site plan. The purpose
of this designation is to identify key areas which are either infill iri nature or situated in highly visible
or transitioning areas of the city where innovative and flexible design opportuzuties are encouraged.
The intent of this designation is to offer the developer a greater degree of design and use flexibility."
The MU-R category allows £or residential densities of 3 to 40 uiuts per acre. Tlus category uicludes
uses such as grocery stores, drug stores, coffee/sandwich shops, dry cleaner/Laundromat, professional
offices, retail/gift shops, clothing stores, garden centers, restaurants, banks, drive-thru facilities, auto
service stations, department stores, medical/dental clinics, schools, parks, churches, public uses,
clubhouses, hardware stores, salons, daycares, entertainment uses, major employment centers, and
clean industry.
Grandview West CUP-08-023 Page 4
CITY QF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
The subject site is currently zoned C-G, which complies with the MU-R land use designation. At this
time tenants are not identified for the subject property; however with the diversity of uses allowed in
a C-G zone, Staff believes future commercial uses will generally conform to the stated purpose,
intent, and standards of the MU-R land use category within the Comprehensive Plan. Staff finds the
following Comprehensive Plan policies to be applicable to this property and apply to the proposed use
(staff analysis in italics):
• Chapter VII, Goal IV, Objective D, Action 2 - "Restrict curb cuts and access points on
collectors and arterial streets."
E. Overland Road is designated a principal arterial. Access points for the subject site were
evaluated and approved with the Dorado Subdivision. No additional access points are
proposed with this application.
Chapter VII, Goal N, Objective D, Action 4 - "Require appropriate landscape and buffers
along transportation corridors (setback, vegetation, low walls, berms, etc.)."
Overland Road is classified as an arterial street and is designated as an entryway corridor to
the City. By City Ordinance, a 35 foot wide landscape buffer is required adjacent to
Overland Road. A 25 foot wide buffer is required adjacent to Loder Street. These landscape
buffers are currently installed and will remain protected during the construction of the
proposed building.
In addition, the DA governing the site requires a S foot wide landscape buffer adjacent to the
residential to the north. On the submitted landscape plan the applicant is proposing a 1 D foot
wide landscape buffer and exceeds the minimum per the DA.
Chapter V, Goal III, Objective D, Action 5 - "Require all commercial businesses to install
and maintain landscaping."
In addition to the required streetscape buffers, planter islands and S foot landscape buffers
are required adjacent to drive aisles and parking. On the submitted landscape plan the
applicant generally camplie.s with this requirement. See Landscaping in the Analysis section
below.
Chapter IV, Goal I, Objective A, Action - "Permit new... cornrnercial development only
where urban services can be reasonably provided at the time of final approval and
development is contiguous to the City"
City water and sewer are stubbed to the parcels,
• Chapter VII, (foal 1, Objective B - "Plan for a variety of commercial and retail opportunities
within the Irxtpact Area."
Although tenants have not been identified for the future buildings on the site, Staff believes
that the current zoning district (C-G) permits a variety of uses and should compliment the mix
of uses in the area which include: offaces, restaurants, retail stores, coffee shops, hotels,
personal service shops etc.
Staff believes that the proposed project is consistent with the Comprehensive Plan and is
compatible with the surrounding uses. Staff recommends that the Commission rely on any verbal
or written testimony that may be provided at thepublic hearing when deterrnir:ir:g if the applicarat's
request is appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Commercial Schedule of Use Control: UDC 11-2B-2 lists uses that are principal permitted (P),
Grandview West CUP-08-023 Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
accessory (A), and conditional (C) or prohibited (-) uses within the proposed C-G zoning district
b. Purpose Stateiiient of Zone (UDC 11-2B-1): The purpose of the commercial districts is to provide
for the retail and service needs of the community in accord with the Meridian Comprehensive
Plan. Four (4) districts are designated which differ in the size and scale of c~rnmercial stn~ctures
accommodated in the district, the scale and mix of allowed commercial uses, and the location of
the district in proximity to streets and highways.
c. Dimensional standards for the C-G zoning district, per UDC Table 11-2B-3:
.. ---_-_-.~,~~~.....-._~n~_..
Drrnensiona
Standards) ~-----...........,. .~.
C-N ~ C-C C-G
L-O
M-E H-E
~_~~..._..r.....~W....-~- -----------
Front setback (in feet) .~..._.__. ------~_~~,_
~ 0 .....~~W...m.._..._~~_ ~___
_
~. etback ~n feet...~.....--~------------~_._~.~...
Rears
) _
~_...._._~..~.~-------
~~~0.____.
~ ___~..~....~.._
nT_.
_~~...~_~.:.--
_
_ ___
..-._..~~_~~~,_~~__~~~.~..~-tback (in feet)
Interror side se ~. _ -~----~---m_ _ ..
..
f - -_.._..-...~~__~~_~...
I - _r_.. ~ 0 ,_~.__~
~ 10/SZ
! 0 0
Street landsca e buffer m f
p (~ eet):
~m._-...__.._-~..~. -----_,,.~_...~....~._
.._..f
--~-----~---
Lacal ---------10 _ .._. --
Collector 20
Arterial
_ 25
Entryway corridor
-------------.~._...__.._~._....__ ~ 35
-
Interstate
.... -- - -----...._~~._~W._~-...____.
50
.. .. ..-.......m..~
( _
Landscape buf
fer to residential uses m __~ ~~~...:.~~~..~:~.___-_-
20 25 25 ~`- 2
10
20/ ; ~--.-
4
See note
fcct)3 ~
c
_ __ ___
Maximum buildin hei ht m feet_.....m....... ~ -~~~-
_
_ g ....g C )
~ ------~.~-~.~._......_.~
- 35 50 65 3
~ 5
~ 65 ~ 95
_
Maximum building size without design
7,500 60,000
200,000 '
~ 10,000 _
I See note 4
standard approval as set forth in section 11-
3A-19 of this title (in square feet)
--.--V.._^m~ry~-~mWµWW ; p
mg requirements
Park' parking And
C
, O
s
,~_~__~_. ----------........µ._.__.._..._._.~.. Loading Requirement
',
th
___~~_ s t: tle ~
Landscaping requirements _~._._ ~_.m~.....,~_
_
See chapter 3, article B, "Landscaping ..__
._._
Requirements", of this title
Notes:
1. All setbacks shall be measured from the ultimate right of way for the street classification as
shown on the adopted transportation plan.
2. Minimum setback only allowed with reuse of existing residential structure.
3. Where the adjacent property is vacant, the director shall determine the adjacent property
designation based ors the comprehensive plan designation.
4. Subject to design guidelines in ten mile interchange specific area plan.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation: Staff is generally supportive of the CUP
request as proposed, with the following continents:
CUP APPLICATION: The applicant is proposing to construct two multi-tenant retail buildings
on the subject site. The larger of the buildings is 7,351 square feet and illustrates five future
tenant spaces. The other building is 3,291 square feet and may accommodate up to three future
Grandview West CLIP-08-023 Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
tenant spaces. Per the Dorado DA, constructiorx on this site is not to commence until procurement
of a CUP because the site abuts residential to the north. Further, the conceptual site plan approved
with the PD in 2005 depicted two buildings on the subject site. Staff believes the applicant is
proposing to develop the site generally consistent with previous approvals for the Dorado
Subdivision.
Design Review: The subject property is located adjacent to an entryway cnrridnr ((7verland
Road) and is subject to the design review standards listed in UDC 11-3A~19C. The applicant has
not submitted a design review application concurrent with this CUP application. However, staff
has provided a detailed review of the submitted site plan and building elevations to ensure
compliance with the UDC design review standards. In addition, the applicant should submit
for design review concurrently with the certificate of zoning compliance application and
provide any revisions to the submitted elevations or site plan as discussed in this staff report
or by the Commission during the public hearing. If the changes discussed at the hearing are
significant, the Commission may continue the public hearing item to see the revised site
plan or elevations. Note: Per UDC 11-SA-2, Design Review (DES) applications are approved at
the administrative level by the Planning Director.
1. Architectural Character:
a. Facades: Facades visible from a public street shall incorporate modulations in the
facade, roof line recesses and projections along a minimum of twenty percent (20%)
of the length of the facade. The large multi-tenant building modulates 33% and the
smaller building modulates 50% along E. Overland which complies with this
standard.
b. Primary public entrance(s): The primary building entrance(s) shall be clearly
defused by the architectural design of the building. Windows, awrtir-gs, ur arcades
shall total a minimum of thirty percent (30%) of the facade length facing a public
street. The primary entrances into both buildings are defued by a raised and
projected facade on the east side of the larger building and north and west side of the
smaller building. The front facade of larger building also incorporates arched stucco
accents over three of the building entrances. The smaller building incorporates cloth
awnings over the building entrances. These same architectural features are carried
to the south elevations of both buildings adjacent to F._ Overland Rnad rand
incorporate substantial glazing which exceeds the 30 percent required by the UDC.
c. Roof lines: Roof design shall demonstrate two ~r mire ~f the following: a)
overhanging eaves, b) sloped roofs; c) two (2) or more roof planes; d) varying
parapet heights; and e) cornices. The proposed roof design incorporates varying roof
planes and cornices.
d. Pattern variations: At least two (2) changes in one (1) or a combination of the
following shall be incorporated into the building design: color, texture and/ materials.
Colored elevations were not submitted with this application; however building
materials were called ozit on the submitted plans. The larger building is to be
constructed of stucco with stone veneer accents. The smaller building is to be
constructed of stucco and brick veneer accents. Bath buildings comply with this
design review standard. With CZC and DES submittal colored elevations should be
provided.
e. Mechanical equipment: All ground-level and rooftop mechanical equipment shall
be screened to the height of the unit as viewed from the property line. Mechanical
Grandview West CUP-OS-023 Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT .FOR THE HEARING DATE pF QCTQ,BER 2, 2008
equipment is oat depicted on the submitted elevations or on the submitted site plan.
With CZC and DES submittal, said equipment should be depicted and screened
from public view regardless of roof top or ground level location. In no case should
the mechanical equipment fronton E. Overland Road.
2. Color and materials: Exterior building walls shall demonstrate the appearance of high-
quality materials of stone, brick, wood or other native materials. Acceptable materials
include tinted or textured masonry block, textured architectural coated concrete panels,
tinted or textured masonry block, or stucco or stucco-like synthetic materials. Smooth-
faced concrete block, tilt-up concrete panels, or prefabricated steel panels are prohibited
except as accent materials. The larger building is to be constructed of stucco with .stone
veneer accents. The smaller building is to be constructed of stucco and brick veneer
accents. Both buildings comply with this design review standard. Colored elevations
should be submitted with CZC and DES submittal.
3. Parking Lots: No more than seventy percent (70%) of the off-street parking area for the
structure shall be located between the front facade of the structure and abutting streets,
unless the principal building(s) and/or parking is/are screened from view by other
structures, landscaping and/or berms. The parking shown on the site plan complies with
this requirement.
4. Pedestrian wallways:
a. 11 continuous internal pedestrian walkway that is a mixzimum of tight fcct (8') in
width shall be provided from the perimeter sidewalk to the main building entrance.
The walkway width shall be maintained clear of any outdoor sale displays, vending
machines, or temporary structures. An $ foot wide walkway is proposed from the
sidewalk along E. Overland Road to the sidewalk leading'to the main entrance of
botlt buildings, as required.
b. The internal pedestrian walkway shall be distinguished from the vehicular driving
surfaces tluough the use of pavers, colurcd ur scored concrete, or bricks. NA (The
required walkway does not crass vehicular driving surfaces.)
c. Walkways at toast eight feel (8') izz width, shall be provided for any aisle length that
is greater than one-hundred fifty (150) parking spaces or two hundred feet (200')
away from the main building entrance. NA (No aisle lengths exceed I50 parking
spaces or are greater than 200' away from the main building entrance on the site.)
d. The walkways shall have weather protection (including but not limited to an awning
or arcade) within twenty feet (20') of all customer entrances. The smaller building
complies with requirement and provides weather protection for the entrances of the
three tenant spaces. However, the larger building only provides weather protection
for two of the tenant spaces. The building footprint on the submitted site plan .
.ruggestc the arched stucco features above the some of the entrances da not appear
to protrude from the building. Therefore the applicant should revise the front
facade of the building to ensure full compliance with this requirement, since five
tenant spaces are depicted on the submitted site plan.
Euilding Elevations: Building elevations were submitted for this site, prepared by Larson
Architects, labeled as Sheet A-1 and A-2, dated August 7, 2008. The building materials proposed
for the buildings include stucco, with stone and brick veneer accents, substantial storefront
glazing, and arched stucco accents and fabric awnings that accent the entrances into the tenant
spaces. Staff believes the proposed buildings will be constructed of high quality materials. After
Grandview West CUP-OS-023 Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
reviewing the submitted elevations, the buildings appear to meet the design review
standards of the UDC with the exception of the weather protection requirement. See the
design review standards above for specific changes to the proposed elevations recommended
by staff.
Site Design: The applicant has submitted a site plan with this CUP application. Staff has
reviewed the submitted site plan and is not proposing any changes. All parking and drive aisles
comply with the UDC dimensional standards. Therefore, staff is supportive of the site design as
proposed.
Parking: Per UDC 11-3C-6, one vehicle parking space per 500 square feet of gross floor area is
required in commercial districts. The two buildings total 10,642 square feet; thus, 22 parking
spaces are required. The applicant is proposing 54 parking spaces on the site which complies with
this requirement.
Also, per UDC 11-3C-6, one bicycle parking space shall be provided for every 25 vehicle
parking spaces. The applicant should provide a bike rack on the site to accommodate the 3
required bike parks. Staff is recommending the bike rack be centrally located on the site to
accommodate bike parking for both of the proposed buildings or one should be provided
near the entrances to both buildings.
Access: The applicant is not proposing any new access poitzts to E. Overland Road and none are
approved with this application. The subject property is accessed (southeast corner) via a private
access easement on the east side of the property that extends from E. Overland Road. The access
to E. Overland Road was evaluated and approved with the Dorado Subdivision. Staff is
supportive of the access point for the proposed development.
Landscaping: The applicant has submitted a landscape plan prepared on August 7, 2008 by The
Land Group, labeled as Sheet L1.01. The street buffer landscaping along F.. (wer1and Road and
Loder Street were reviewed and approved with the fmal plat for Dorado Subdivision. Note: the
DA and re aired the a licant rovide un additional S eet a landsca in to the existin 20 eet
landscaping adjacent to Loder Street.
Per City Code (UDC Table 11-25-3) a 25-foot wide landscape buffer is required between C-G
zoned properties and residential uses. There is residential that abuts this site at the northern
boundary; however the DA that governs the site allows a 5-foot wide landscape buffer with the
installation of a 6-foot vinyl fence. On the submitted landscape plan the applicant has provided a
10-foot wide landscape buffer, 6-foot solid vinyl fencing and landscaping that touches at 80
percent maturity. Staff believes the applicant has complied with the DA provision for the Dorado
Subdivision.
Staff has also reviewed the internal parking lot landscaping depicted on the landscape plan and
found it generally corr~plies with the landscaping requirements in UDC 11-3B-8. Therefore, staff
is not proposing any changes to the landscape plan.
Hours of Operation: Hours of operation were not proposed with this application submittal. In
addition, future tenants have not been identified for the proposed buildings and the large multi-
tenant building is approximately 10 feet from the property/residential boundary to the north.
Other businesses/uses in the development do not have limited hours of operation; however those
buildings are farther away from the residential subdivision than the buildings proposed with this
application. Staff believes it may be necessary to limit the hours of operation to ensure
compatibility with the residential to north especially since the site was allowed to have a reduced
Grandview West CUP-08-023 Page 9
CITY OF MERIDIAN PLANNING bEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
landscape buffer. Staff has contacted the applicant to discuss the possibly of limiting the hours of
operation for the subject site. Per conversations with the applicant, Staff is recommending the
hours be limited from 6 a.m. to 12 a.m. until the residential subdivision is redeveloped as a
mixed use/commercial development in the future. Currently this residential subdivision is
surrounded. by commercially zoned property and may transition in the future. It is
important note the Comprehensive Plan envisions this residential area to re-develop us a mix of
uses/commercial in the. future.
Certificate of Zoning Compliance (CZC): The purpose of a Certificate of Zoning Compliance
(CZC) permit is to ensure that all construction, alterations and/or the establishment of a new use
complies with all of the provisions of the UDC before any work on the structure is started and/or
the use is established ([TDC 11-SB-1A). To ensure that all of the conditions of approval listed in
Exhibit B are complied with, the applicant will be required to obtain a CZC and Design Review
approval from the Planning Department prior to receiving a building permit.
b. Staff Recommendation: Staff is recommending approval of CUP-08-023 for Grandview West, as
presented in the Staff Report for the hearing date of October 2, 2008, based on the Findings of
Fact as listed in Exhibit C and subject to the conditions listed in Exhibit B. The Meridian
Plannin and Zonin Commission heard this item on October 2 2008. At the ublic hearin
the Commission voted to anprove CUP-08-023.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Site Plan (dated 8/07/08)
3. Landscape Plan (dated 8/28/08)
4. Building Elevations (dated $/07/08)
R_ Conditions ~f Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
b. Sanitary Service Company
7. Ada County Highway District (Comments were not received as of the print date for this staff
report.)
C. Required Findings from Unified Development Code
Grandview West CUP-08-023 Page 10
CITY QF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
A. Drawings
1. Vicinity Map
Exhibit A - 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOEER 2, 2008
2. CUP Site Plan
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Exhibit A - 2 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
3. Landscape Plan
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Exhibit A - 3 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
4. Building Elevations
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Exhibit A - 4 -
CITY OF MERIDIAN PLANNING DEFARTMEI~T STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
B. Conditions of Approval
1, PLANNING DEPARTMENTS
1.1 The Site Plan, labeled Sheet SF-1, prepared by Larson Architects, dated August 7, 2008, included
in Exhibit A, is approved, with no changes.
1.2 Building elevations for the proposed multi-tenant retail buildings shall comply with the elevations
shown in Exhibit A.4 to include the revision to the east elevation of the large multi-tenant
building providing weather protection for the south, north and central tenant entrances. Building
materials shall consist of stucco with stone or brick accents, substantial glazing, modulating
walls, highlighted main entrances and varying roof lines with cornices.
1.3 The site/building elevations shall comply with all of the design review standards in accordance
with UDC 11-3A-19.
1.4 The Landscape Plan, labeled Sheet L1.01, prepared by The Land Group, dated August 28, 2008,
is approved, as proposed.
1.S The applicant shall provide a bike rack centrally located on the site to accommodate the 3
required bike parks for both of the proposed buildings, or provide a bike rack near an entrance to
both buildings.
1.6 The applicant shall comply with the outdoor lighting standards listed in UDC 11-3A-11.
1.7 All business signs require a separate sign permit in compliance with the sign ordinance (UDC 11-
3D).
1.8 Staff's failure to cite specific ordinance provisions or terms of approval of the Dorado
development does not relieve the applicant of responsibility for compliance. The applicant shall
comply with all prior conditions of approval for this site.
1.9 To ensure that the conditions of approval for CUP-0$-023 are complied with, the applicant shall
be required to obtain a Certificate of Zoning Compliance (CZC) permit and Design Review
(DES) approval from the Planning Department prior to commencing construction of the
proposed buildings.
1.10 All required improvements must be complete prior to obtaining a Certificate of Occupancy for
the proposed development. A temporary Certificate of Occupancy may be obtained by
providing surety to the City in the form of a letter of credit or cash in the amount of 110 % of
the cost of the required improvements (including paving, striping, landscaping, and irrigation).
A bid must accompany any request for temporary occupancy.
1.11 The hours of operation for these sites shall be limited from 6:00 a.m. to 12:00 a.m. until the
residential lotto the north is redeveloped with anon-residential use.
1.12 The applicant shall have a maximum of 18 months to commence the proposed use as permitted in
accord with the conditions of approval listed above.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is currently planned to this site from the previously
approved Dorado Subdivision. The applicant shall coordinate main size and routing with the
Public Works Department, and execute standard forms of easements far azry mains that are
required to provide service. Minimum cover over sewer mains is three feet, if cover from top of
pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of
Exhibit B - 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPbRT FOR THE HEARING DATE OF OCTOBER 2, 2008
City of Meridian Public Works Departments Standard Specifications.
2.2 Water service is curreully planned to this site with the previously approved Dorado Subdivision.
The applicant shall be responsible to coordinate main size and routing with Public Works.
2.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. if a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
obtaining a certificate of occupancy.
2.4 All existing structures that are required to be removed shall be prior to obtaining certificates of
occupancy.
2.5 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to fmal plat signature.
2.6 Any existing domestic well system within this project shall be removed from dozx~estic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.7 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-5. Contact Cea~tral District Health fu,r abandonment procedures
and inspections (208)375-5211.
2.8 Street signs are to be iix place, water system shall be approved and activated, fencizxg installed,
drainage lots constructed, road base approved by the Ada County Highway District prior to
applying for building permits.
2.9 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
obtaining a certificate of occupancy.
2.10 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.11 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to obtaining a certificate of
occupancy.
2.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
2.13 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.14 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.15 Compaction test results shall he submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
Exhibit B - 2 -
CITY OF MERiD1AN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
2.1 ~ The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the hott~m
elevation of the building pad is at least 1-foot above.
2.17 The applicants design engineer shall certify that all seepage beds out of the public right- of way
are installed in accordance with the approved design plans. This certification must be received by
the City of Meridian Public Works Department prior to the project receiving final approval
2.18 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.19 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Fower Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
comzxtencing installations.
~. FIRE DEPARTMENT
3.1 Acceptance of the watcr supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
£ Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet ~f the pmject-
3.3 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.4 A11 common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide and support a weight of 75,000 lbs.
3.S Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.6 Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping.
3.7 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.$ 13ui1ding setbacks shall be per the International Building Code for one and two story construction.
Exhibit B - 3 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
3.9 Commercial and office occupancies will require afire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall he placed per Appendix D.
3.10 The fire department requests that any future signalization installed as the result of the development
of this project be equipped with Upticom Sensors to ensure a safe and efficient response by fire
and emergency medical service vehicles. This cost of this installatio~a is to be borne by the
developer.
3.11. Maintain a separation of 5' from the building to the dumpster enclosure.
3.12 Provide a Knox box entry system for the complex prior to occupancy.
3.13 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.14 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.15 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.1 d There shall be a fire hydrant within 100' of all Fire Department connections.
3.17 For all Fire Lanes provide signage "Na Parking Fire Lane".
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. PARKS DEPARTMENT
5.1 Comments were not received from the Parks Department on this application.
6. SANITARY SERVICES
6.1 Prior to issuance of a certificate of zoning compliance, the applicant shall submit an approved site
plan from SSC_
6.2 Waste enclosure dimensions: The applicant shall provide a minimum of 12 ft. clearance inside of
the enclosure gates with the gates in the open position.
7. ADA COUNTY HIGHWAY DISTRICT
7.1.1 No comments were received for the subject application.
Exhibit $ - 4 -
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
C. Required Findings from Unified Development Code
1. Conditional Use Peniut Findngs:
The Commission shall base its determination on the Conditional Use Permit request ytpan the
following:
a. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
The proposed buildings on this site can accommodate and meet all dimensional and development
regulations of this district. The Cotxxtnission fmds that the subject property is large enough to
accommodate the required parking, landscaping and other features required by the ordinance. The
Commission should rely on Staffs analysis, and any oral or written public testimony provided
when determining if this site is large enough to accomrr~odate the proposed use.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
The Commssion finds that the Comprehensive Plan designation for tins property is "Mixed Use-
Regional." The proposed use is generally harmonious with the Comprehensive Plan and the UDC
(see Section 8 and 10 above for more information regarding the requirements for this project).
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.
The Commission finds that if the applicant complies with the conditions outlined in this report, the
general design, construction, operation, and maintenance of the site; it should be compatible with
other future and existing uses in the general neighborhood and the intended character of the area.
The Commission should rely on Staff's analysis, and any oral or written public testimony provided
when determining if this site will be compa.tihle with other uses in the general vicinity-
d. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
The Commission finds that if the applicant complies with the conditions outlined in this report, the
proposed use will not adversely affect other property in the area. The Corrunission should rely upon
any public testimony provided 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 facilitics and services such
as highways, streets, schools, parks, police and fire protection, drainage structures, refuse
disposal, water, and sewer.
The Commission finds that sanitary sewer, domestic water, refuse disposal, and irrigation are
currently available to the subject property. Please refer to any continents prepared by the Meridian
k'ire Department, Police Department, Parks Department, Sanitary Services Corporation, and ACRD.
Based on comments from other agencies and departments, the Commission fmds that the proposed
use will be served adequately by all of the public facilities and services listed above.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
f. That the proposed use will not create excessive additional casts for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the applicant will be financing any improvements required for development. The
Commission finds there will not be excessive additional requirements at public cost and that the
proposed use will not be detrimental to the community's economic welfare.
g. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
The Commission recognizes that traffic Glad noise will increase with the approval of two multi-
tenant buildings at this location; however, the Commission does not believe that the amount
generated will be detrimental to the general welfare of the public. The Coaxalnission does not
anticipate the proposed use will create excessive noise, smoke, fumes, glare, or odors. Therefore,
the Commission finds that the proposed uses will not be detrimental to people, property or the
general wclfarc of the arca.
h. 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.
The COIIUI11S81Qn (ands that there should not be any health, safety or environmental problems
associated with this use that should be brought to the Commission's attention. The Commission
finds that the proposed use will not. result in the destruction, loss or damage of any natural, scenic
or historic feature of major importance.
Exhibit C - 2 -