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HomeMy WebLinkAboutSilverstone Bus Campus AZRECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR SILVERSTONE BUSINESS CAMPUS BY SUNDANCE INVESTMENTS - AZ-03-016 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR ANNEXATION & ZONING OF 80.51 ACRES TO C-G ZONE FOR SILVERSTONE BUSINESS CAMPUS Sundance Investments, Applicant ) ) ) ) ) ) ) ) Case No. AZ-03-016 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 80 acres in size and is generally located east of Eagle Road and south of Overland Road, Meridian. The property is designated as Mixed Use-Regional on the Comprehensive Plan. 2. The owner of record of the subject property is Sundance Investments Ltd Partnership and Ada County Highway District. 3. Applicant is Sundance Investments, LP. 4. The subject property is currently zoned RUT and consists of vacant land. 5. The Applicant requests the property be zoned as C-G. 6. The subject property is bordered to the north by Jewell Subdivision, to the south by Sutherland Farm Subdivision (future), to the east by farmland, and to the west by Silverstone Corporate Center. 7. The property which is the subject of this application is within the Area of Impact of the City of Meridian. 8. The entire parcel of the property is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 9. The Applicant proposes to develop the subject property in the following manner: 49 lot commercial subdivision. 10. The Applicant requests zoning of the subject real property as C-G which is consistent with the Meridian Comprehensive Plan Generalized Land Use Map which designates the subject property as Mixed Use-Regional. 11. The Eight Mile Lateral and its wetlands are significant or scenic features of major importance that affects the consideration of this application. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR SILVERSTONE BUSINESS CAMPUS BY SUNDANCE INVESTMENTS - AZ-03-016 - Page 2 12. The Planning and Zoning Commission recognized the concerns of Trevor Roberts, expressed in his letter dated July 2, 2003. RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the requested Annexation And Zoning as requested by the applicant for the property described in the application, subject to the following: A. Adopt the Recommendations of the Meridian Planning & Zoning Department as follows: 1. The legal description submitted with the application meets the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. 2. The subject property is within the Urban Service Planning Area. Essential City services can be made available to the subject property. 3. Before the City approves any of the proposed uses that are not permitted in the C-G zone, the Applicant shall submit a Planned Development application and receive approval for all such uses. 4. A Development Agreement (DA) shall be entered into between the City of Meridian and the developer. Said DA shall be generally consistent with and utilize the same format as the recorded DA for Silverstone Corporate Center. The DA shall require that all uses, development standards and standards within the subdivision be defined through a Planned Development application for the subject property. The list of uses shown in Exhibit C of the Silverstone Business Campus annexation application is not approved and shall be amended through a separate Planned Development application. B. Adopt the Recommendations of the ACHD as follows: Site Specific Conditions of Approval 1. The Board of Commissioners authorizes the expenditure of available collected impact fees, or other District funds, if available, for the purchase of right-of-way dedicated by the applicant, with the applicant constructing a sidewalk as RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR SILVERSTONE BUSINESS CAMPUS BY SUNDANCE INVESTMENTS - AZ-03-016 - Page 3 described below. However, if funds cannot be secured, the applicant shall do one of the following: a. Dedicate by donation (or through a development offset agreement whereby the applicant is reimbursed from impact fees to be collected solely from the applicant’s specific development project) 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 $26,660.00 to be used for future sidewalk construction along the applicant’s property. 2. Construct a commercial roadway that intersects Overland Road approximately 400-feet east of Silverstone Way to align with Jade Avenue, as proposed. 3. Construct a commercial roadway that intersects Overland Road approximately 1,150-feet east of Silverstone Way to align with Topaz Avenue, as proposed. *****The applicant has proposed to construct the internal roadways as commercial roadways. The proposed street section will accommodate for vehicular traffic that is anticipated to be generated by this site. It appears that the City’s comprehensive plan wishes to have bike lanes at/near the half-mile. The commercial street section that is proposed will not accommodate for bike lanes. If the City requires the applicant to construct the roadway as a collector, the City should require the roadways to be constructed as 46-foot street section within 70- feet of right-of-way. This would allow for 3-traffic lanes with curb, gutter, bike lanes and a detached 5-foot sidewalk. 4. Construct the internal roadways as 40-foot street sections with curb, gutter and 5- foot concrete sidewalk within 54-feet of right-of-way, as proposed. 5. Extend an existing stub street (Copper Point Way) from the west property line approximately 160-feet north of the south property line, as proposed. 6. Extend Copper Point Way as a stub street to the east property line approximately 305-feet north of the south property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 7. Extend Knapp Avenue from the south property line. 8. If the applicant would like a third access point to Overland Road, construct a 35- foot wide shared driveway that intersects Overland Road approximately 600-feet RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR SILVERSTONE BUSINESS CAMPUS BY SUNDANCE INVESTMENTS - AZ-03-016 - Page 4 west of the east property line and aligns with the existing driveway at 3820 Overland Road. 9. If the applicant develops before the Overland Road project, construct a center turn lane for ALL of the approved access points that intersect Overland Road. Provide a minimum 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. Dedicate sufficient right-of-way to accommodate for the turn lanes that have been identified by the traffic impact study. 10. Construct right-turn lanes for ALL of the approved access points that intersect Overland Road, as they become warranted. Coordinate the design of the taper with District staff. Dedicate sufficient right-of-way to accommodate for the turn lanes that have been identified by the traffic impact study. **The applicant is required to provide a financial surety for the construction of the right turn lanes on Overland Road. Once the turn lanes have been constructed or the District has entered into a contract for the construction of this segment of Overland Road, the financial surety will be released. 11. Identify and complete the proposed wetlands mitigation that was proposed as a part of the Silverstone Corporate Center Subdivision in accordance with the wetlands mitigation permit that was issued by the United States Army Corps of Engineers. 12. Provide the District with a parcel that is equal to and greater in value and size than the previous parcel. 13. Provide the District with drainage calculations and drawings showing that the newly proposed pond will have a capacity that is equal to or greater in storage area than the previous parcel and will function at a level that is equal to or greater than what the District had originally designed. 14. Install an adequately sized drainage pipe that will extend from the proposed drainage pond to Overland Road through the Topaz Avenue right-of-way. 15. Provide the District with sufficient access to the site by providing the District by providing public road frontage and a permanent easement through the adjoining parking lot for additional access to the pond. 16. If the applicant chooses to landscape the drainage pond, the applicant shall obtain a license agreement for all landscaping that is proposed within the District’s right- of-way, drainage pond or easement. The applicant is required to have all landscape and sprinkler plans reviewed and approved by the ACHD Drainage Division. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR SILVERSTONE BUSINESS CAMPUS BY SUNDANCE INVESTMENTS - AZ-03-016 - Page 5 17. Other than the access points that have specifically been approved with this application, direct lot or parcel access to Overland Road is prohibited. Notes of this are required to be placed on the final plat. 18. Comply with all Standard Conditions of Approval. ACHD 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. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (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. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. 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. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION FOR SILVERSTONE BUSINESS CAMPUS BY SUNDANCE INVESTMENTS - AZ-03-016 - Page 6 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. C. 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 thru the Public Works Department. 5. All radii shall be 28’ inside and 48’ outside radius for all entrances and internal roads. 6. All fire lanes shall have an unobstructed width of 20’. UFC 902.2.1 7. The proposed project will have an undetermined transient population. Based on historical run analysis the Meridian Fire Department will respond to one call for service for every 24 people in the service area. This will generate an undetermined number of calls for service at build out. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is up from 2069 responses in the year 2000.