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HomeMy WebLinkAboutSilverstone Bus Campus CUPRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A PLANNED DEVELOPMENT FOR SILVERSTONE BUSINESS CAMPUS BY SUNDANCE INVESTMENTS – CUP-03-044 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR CONDITIONAL USE PERMIT FOR A PLANNED DEVELOPMENT IN A C-G ZONE FOR SILVERSTONE BUSINESS CAMPUS SUNDANCE INVESTMENTS, Applicant ) ) ) ) ) ) Case No. CUP-03-044 RECOMMENDATION TO CITY COUNCIL 1. The property is located on the south side of E. Overland Road, approximately ¼ mile east of S. Eagle Road (east of Silverstone Corporate Center), Meridian. 2. The owner of record of the subject property is Sundance Investments, 9100 W. Blackeagle Drive, Boise, Idaho. 3. Applicant is same as owner. 4. The subject property is currently zoned C-G (General Retail and 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 Planned Development 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 Meridian Planning and Zoning Commission recognizes that the proposed application is in compliance with the Meridian Comprehensive Plan. 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 A PLANNED DEVELOPMENT FOR SILVERSTONE BUSINESS CAMPUS BY SUNDANCE INVESTMENTS – CUP-03-044 - 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: A. Adopt the Special Recommendations of the Planning and Zoning Commission as follows: 1. The Applicant shall add a minimum of 7,485 square feet of open space within the development if the ten (10) percent gross area open space is to be eligible as an amenity of the Planned Development. If this area is not added, a second amenity shall be provided and approved by the City Council. 2. The ACHD stormwater detention pond lot shall be designed as active open space, subject to ACHD’s approval. 3. The hours of operation for all places of business that are located within Special Use Area “A” shall be limited to the hours of 6:00am through 7:00pm. 4. The Applicant’s request to allow supplemental uses of the Michael’s of Oregon business to be expanded into Silverstone Business Campus as permitted uses (see Exhibit C, page 5) is approved. B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: CONDITIONAL USE PERMIT SITE SPECIFIC CONDITIONS 1. The Silverstone Business Campus Planned Development shall comply with all conditions approved as part of File No. PP-03-018 (Silverstone Business Campus preliminary plat) and File No. AZ-03-016 (Silverstone Business Campus annexation). 2. In accordance with Finding “D” above, Exhibit “C” of the application shall be amended as follows: a. Permitted uses (page 1 and 2): Delete “Utility Facility – Major” and require this use only through the conditional use process; b. “Special Use Area – A” (page 2): The permitted use labeled as “Construction Business (Contractor’s Shop and Yard)” shall now be labeled as “Construction Business (Contractor’s Warehouse/Office)” and defined as a place of business which allows the outdoor storage of materials that are incidental to the indoor business use, excluding all heavy equipment, contractor’s equipment (e.g. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A PLANNED DEVELOPMENT FOR SILVERSTONE BUSINESS CAMPUS BY SUNDANCE INVESTMENTS – CUP-03-044 - Page 3 backhoes) and demolition storage. Any outdoor storage yards shall be fenced and comply with the Zoning Ordinance standards in effect at the time. c. “Special Use Area – A” (page 3): Add a qualifier to “Manufacturing” to restrict to indoor operations only; d. “Special Use Area – A” (page 3): Limit “Public Utility Yard” to minor public utilities, as defined by MCC 11-2-2; 3. Bicycle racks shall be installed at all buildings used for office and retail uses within the Silverstone Business Campus Subdivision. 4. The P&Z Department staff is hereby granted authority to approve modifications to the Master Site Plan that conform to either of the concepts submitted with the application. (Note: This does not grant authority to approve substantial modifications to the Preliminary Plat.) 5. The applicant shall be responsible for reserving or dedicating an area within the development to be used for a future bus stop. Applicant shall coordinate the timing, size and location of the bus stop with the ValleyRide staff and submit a letter verifying said coordination to the P&Z Department prior to final approval of the perimeter landscaping plan. 6. The following amenities are required as part of the planned development: a public, multi-use pathway on the south side of the Eight Mile Drain (approximately 3,500 feet long) and three, common, open space lots. The total amount of open space within the subdivision shall equal at least 8.05 acres, or 350,658 square feet. At least ten (10) days prior to the next public hearing, the Applicant shall revise the conceptual master plan to demonstrate how this open space requirement will be met or provide an additional amenity to be approved by the Commission and Council. STANDARD CUP/PD CONDITIONS 1. Any existing irrigation/drainage ditches crossing the property to be included in this project, shall be tiled per City Ordinance 11-9-605.M. 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. No variances have been requested for tiling of any ditches crossing this project. 2. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 5-7-517. Wells may be used for non-domestic purposes such as landscape irrigation. 3. Off-street parking shall be provided in accordance with City of Meridian Zoning and Development Ordinance and/or as detailed in site-specific requirements. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A PLANNED DEVELOPMENT FOR SILVERSTONE BUSINESS CAMPUS BY SUNDANCE INVESTMENTS – CUP-03-044 - Page 4 4. Paving and striping shall be in accordance with the standards set forth in the City of Meridian Zoning and Development Ordinance and in accordance with Americans with Disabilities Act (ADA) requirements. 5. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer for all off-street parking areas. All site drainage shall be contained and disposed of on-site. An operation and maintenance agreement for joint drainage facilities shall be developed for inclusion in the CC&R’s of the subdivision. 6. Outside lighting shall be designed and placed so as not to direct illumination on any nearby residential areas and in accordance with City Ordinance. 7. All signage shall be in accordance with the standards set forth in the City of Meridian Zoning and Development Ordinance. No temporary signage, flags, banners or flashing signs will be permitted. C. Adopt the Recommendations of 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 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A PLANNED DEVELOPMENT FOR SILVERSTONE BUSINESS CAMPUS BY SUNDANCE INVESTMENTS – CUP-03-044 - Page 5 *****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 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A PLANNED DEVELOPMENT FOR SILVERSTONE BUSINESS CAMPUS BY SUNDANCE INVESTMENTS – CUP-03-044 - Page 6 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. 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. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A PLANNED DEVELOPMENT FOR SILVERSTONE BUSINESS CAMPUS BY SUNDANCE INVESTMENTS – CUP-03-044 - Page 7 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. 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 the Meridian Fire Department as follows: 1. That a fire-flow as required by the International Fire Code shall be available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400’ apart. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A PLANNED DEVELOPMENT FOR SILVERSTONE BUSINESS CAMPUS BY SUNDANCE INVESTMENTS – CUP-03-044 - Page 8 2. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 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 radii shall be 28’ inside and 48’ outside radius. 6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per section 1103.2.4 of the Uniform Fire Code. 7. The roadways shall be built to Ada County Highway Standards. UFC 902.2.1 8. The proposed subdivision will have an unknown transient population and will have an unknown impact Meridian Fire Department call volumes. 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. 9. 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 a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. 10. No vertical obstructions or mature landscaping which obstructions the outlets of the fire hydrant within 10’. 11. All building uses and processes to comply with the International Fire Code. 12. A 20’ wide fire lane shall be maintained around all proposed buildings. 13. A vertical clearance of 13’ 6” shall be maintained over fire lanes, this may affect mature trees. E. Adopt the Recommendations of Central District Health Department as follows: 1. This proposal can be approved for central sewage & central water after written approval from appropriate entities is submitted. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A PLANNED DEVELOPMENT FOR SILVERSTONE BUSINESS CAMPUS BY SUNDANCE INVESTMENTS – CUP-03-044 - Page 9 2. The Applicant’s central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 3. Run-off is not to create a mosquito breeding problem. 4. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 5. The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. F. Adopt the Recommendations of the Nampa & Meridian Irrigation District as follows: 1. Submit a Land Use Change Application to the Irrigation District prior to final platting.