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HomeMy WebLinkAboutCallister Dev CUPRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – CUP-03-001 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR CONDITIONAL USE PERMIT FOR A MINI STORAGE & CONTRACTOR’S YARD IN A C-G ZONE DAVE CALLISTER, Applicant ) ) ) ) ) ) Case No. CUP-03-001 RECOMMENDATION TO CITY COUNCIL 1. The property is located on the southwest corner of the Overland & Stoddard Rd. intersection, Meridian. 2. The owner of record of the subject property is Idaho Power Company, 10790 Franklin Rd., Boise, Idaho 83709. 3. Applicant is Dave Callister, 2873 W. Wind, Boise, Idaho 83616. 4. The subject property is currently zoned RUT (Ada County). The requested zone is C-G (General Retail & Service Commercial). The zoning district of C-G is defined within the City of Meridian Zoning and Development Ordinance, Section 11-7-2. 5. The Applicant requests the Conditional Use Permit for a mini storage and contractor’s yard in a C-G zone. The C-G zoning designation within the City of Meridian Zoning and Development Ordinance requires a Conditional Use Permit be obtained for most uses including those requested by the Applicant. (Meridian City Zoning and Development Ordinance, Section 11-8-1). 6. The Applicant requests zoning of the subject real property as C-G. The Meridian Comprehensive Plan Generalized Land Use Map designates the subject property as Mixed Use Neighborhood & Public/Quasi-Public; however, there is a Comprehensive Plan Amendment application in process to change approximately 12.25 acres of the site from mixed-use neighborhood to commercial. 7. The use proposed which is the subject of this will, in fact, constitute a conditional use as determined by City policy. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – CUP-03-001 - Page 2 RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the requested Conditional Use Permit as requested by the Applicant for the property described in the application, subject to the following: B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as amended, as follows: SITE SPECIFIC REQUIREMENTS FOR CONDITIONAL USE PERMIT 1. A minimum 20-foot-wide landscaping buffer shall be installed along Stoddard Road, from the northernmost point of Phase 1 to the southernmost point of the substation site, as required by the Landscape Ordinance. It appears that the buffer shown on the submitted plans is only 18 feet wide and must be widened to at least 20 feet. In addition, ACHD is requiring additional right-of-way along Stoddard. All these things will have the effect of shifting the required buffer and entire project to the west. 2. The proposed fences around the entire perimeter of the contractor’s yard and mini-storage facility shall be sight-obscuring, except for the fence along the Hardin Drain. The fences shall have no entrances other than the one on Stoddard Road. Sight obscuring fences shall be at least 6-feet tall; maximum fence height is 8 feet per City Ordinance. All fences shall be continuously maintained in good repair. 3. A 10-foot wide gravel shoulder must be constructed along Stoddard Road adjacent to the landscape buffer. The balance of the future right-of-way must be landscaped with at least grass per Ordinance 12-13-10-9, or as otherwise required by the ACHD. ACHD has no street improvements planned for Stoddard in the Five-Year Work Program. 4. A portion of the landscape buffers along Stoddard are proposed to be used for storm drainage. All such integrated storm water detention areas shall be designed and constructed in compliance with Ordinance 12-13-14, Stormwater Integration, including slopes less than 3:1, no gravel or cobble facilities, and fully vegetated. 5. A single monument sign location is approved for Phases 1 and 2, as depicted on the site plan. Maximum sign height shall be 10 feet. 6. Sewer service is not currently available to the site, however the area will be served in the future by the Black Cat Trunk. Staff supports approval of the proposed septic system for the office/shop use only, but recommends that the applicant enter into a RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – CUP-03-001 - Page 3 non-development agreement for the balance of the property (Phase III) until proper sewer service is available in conformance with the City’s facility plan. The arrangement for a septic system connection for the proposed office/shop use is temporary and shall be abandoned, and connection made to City sewer, once the sewer is within 300 feet of the subject property. The applicant shall coordinate the design and location of “dry line” sewer line(s) to be installed with Phase 1 to facilitate the future connection to City sewer. 7. Water service to this site will be via extensions from existing mains in Stoddard Road. Applicant will be responsible to construct the water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Please provide the Public Works Department with information on anticipated fire flow and domestic water requirements for the proposed site. Flow and pressure from the existing mains should be monitored with the Meridian Water Department. 8. The Idaho Power substation shall be brought into compliance with the approved landscape plan at Ada County prior to occupancy of the proposed contractor’s yard. 9. All vehicular use areas utilized for the proposed contractor’s yard and mini-storage uses shall be paved in accordance with Meridian City Code. All areas within the contractor’s yard that are drive aisles (including access to the proposed covered parking and shop) must be paved. Storage areas may remain gravel, but all vehicular use areas and driveways must be paved. Recycled asphalt is an acceptable paving material within the contractor’s yard. 10. The proposed access from Overland Road to the contractor’s yard shall be abandoned by the applicant. The applicant shall submit any required applications to ACHD to formalize abandonment of the access. 11. All mini-storage units shall have a 20-foot clear minimum separation between buildings, and between fences and buildings, for circulation and emergency access. 12. Unless a waiver is granted by City Council, all irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 13. A revised site plan and landscaping plan reflecting all the required modifications to the site plan and landscaping shall be submitted at least ten days prior to the next public hearing. GENERAL REQUIREMENTS RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – CUP-03-001 - Page 4 1. Off-street parking shall be provided in accordance with Section 11-13 of the City of Meridian Zoning and Development Ordinance and/or as detailed in site-specific requirements. 2. Paving and striping shall be in accordance with the standards set forth in Sections 11-13-4.D. and 11-13-4.E. of the City of Meridian Zoning and Development Ordinance and in accordance with Americans with Disabilities Act (ADA) requirements. 3. 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 parking areas. Storm water treatment and disposal must be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management 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. 4. Outside lighting shall be designed and placed in such a manner as to eliminate glare and illumination of the adjoining roadways and properties, in accordance with City Ordinance Section 11-13-4.C. 5. All signage shall be in accordance with the standards set forth in Section 11-14 of the City Zoning and Development Ordinance. 6. All construction shall conform to the requirements of the Americans with Disabilities Act. 7. Trash enclosures shall meet the requirements of the Sanitary Service Company’s guidelines for location and size. 8. Applicant’s (or successor’s) failure to comply with any of the terms of approval of the conditional use permit shall be cause for revocation of the conditional use permit. C. Adopt the Recommendations of ACHD as follows: Site Specific Conditions of Approval 1. The applicant shall do one of the following for Stoddard Road 1,110-feet south of Overland Road to the south property line: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – CUP-03-001 - Page 5 a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road, and construct a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Stoddard Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. The applicant shall do one of the following for Stoddard Road 500-feet south of Overland Road to 1,110-feet south of Overland Road: a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road, and construct a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Stoddard Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 3. The Board of Commissioners authorize the expenditure of other District funds (approximately $3,000.00), if available, for the purchase of right-of-way on Stoddard Road from Overland Road to 500-feet south of Overland Road dedicated by the applicant, with the applicant constructing a sidewalk as described below. However, if funds cannot be secured, the applicant shall do one of the following: a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road, and construct a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. c. Provide a road trust deposit in the amount of $10,000.00, to be used for future sidewalk construction along the applicant’s property. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – CUP-03-001 - Page 6 4. The Board of Commissioners authorize the expenditure of other District funds (approximately $30,000.00), if available, for the purchase of right-of-way on Overland Road dedicated by the applicant, with the applicant constructing a sidewalk as described below. However, if funds cannot be secured, the applicant shall do one of the following: a. Dedicate by donation an additional 23-feet of right-of-way along Overland Road, and construct a minimum 5-foot wide concrete sidewalk along Overland Road, located a minimum of 41- feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Overland Road, located a minimum of 41-feet from the centerline of the right-of-way, in an easement provided to the District. c. Provide a road trust deposit in the amount of $12,900.00, to be used for future sidewalk construction along the applicant’s property. 5. Construct a 30-foot wide driveway to intersect Stoddard Road approximately 195- feet south of an existing driveway on the east side of Stoddard Road, as proposed. This driveway is approved with a modification of policy. 6. Utilize an existing driveway that intersects Overland Road approximately 610- feet west of Stoddard Road, as proposed. The District will reconstruct the driveway to align with the driveway on the north side of Overland Road in 2007 with the Overland Road/Stoddard Road project. 7. Overland Road and Stoddard Road are classified roadways. Other than the access points that have been approved with this application, direct lot access to Overland Road and Stoddard Road is prohibited unless otherwise approved by the District. 8. Comply with all Standard Conditions of Approval. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – CUP-03-001 - Page 7 4. 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. 5. 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 ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. 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. 7. 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. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance. 9. 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 ACHD. The applicant shall be required to call DIGLINE (1-800- 342-1585) at least two full business days prior to breaking ground within ACHD right-of- way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. 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 representative 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. 11. 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 a waiver/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. D. Adopt the Recommendations of Central District Health Department as follows: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – CUP-03-001 - Page 8 1. Specific knowledge as to the exact type of use must be provided. 2. More data will be required concerning soil conditions on this proposal. 3. More data will be required concerning the depth of waste flow characteristics. 4. A study may be required to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. E. Adopt the Recommendations of Nampa & Meridian Irrigation District as follows: 1. A Land Use Change/Site Application is required to be filed. 2. Any encroachments within the easement area of the Hardin Drain without approved plans are unacceptable. The easement of the Hardin Drain must be protected and all storm drainage must be retained on site. F. Adopt the Recommendations of the Meridian Fire Department as follows: 1. That a fire-flow consistent with Appendix III-A of the Uniform Fire Code be provided to service the entire project. Fire hydrants shall be placed an average of 400’ apart. 1997 UFC Appendix III-A 2. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 3. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 4. Final approval of the fire hydrant locations shall be by the Meridian Fire Department. 5. All internal & external access roads shall have a radius of 28’ inside and 48’ outside radius. 6. The roadways shall be built to Ada County Highway Standards. UFC 902.2.1 7. The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of favorable outcomes on emergency medical services. 8. Phase II will need an additional entry gate on the south end of the project. 9. That all internal and external access roads shall have a 20’ wide fire lane available at all times. UFC 902.2.1 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR CALLISTER DEVELOPMENT BY DAVE CALLISTER – CUP-03-001 - Page 9 10. Roads which are greater than 150’ in length will be required to be provided with an approved turn-around. 11. All building uses and storage practices shall comply with the Building & Fire Codes.