HomeMy WebLinkAboutDevon Park No. 1 & 2 CUP 03-054November 17, 2003
MERIDIAN PLANNING & ZONING MEETING November 20, 2003
APPLICANT Hopkins Financial Services, Inc. ITEM NO.
C UP 03-054
0
REQUEST Public Hearing — Request for a Conditional Use Permit to modify commercial to include
four out pads, 25, 000 sf retail and include Phase II of office complex in C -N and R-40 zones for Devon
Park Subdivision 1 & 2 — 824 East Fairview Avenue
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT,
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
COMMENTS
See attached Staff Comments
See affached Comments
No Comment
No Comment
No Comment
See attached Comments
Sire a A -Ea dhcd Carwrr crx*
See affached Comments
See affached Comments
INTERMOUNTAIN GAS:
OTHER: See affached Afffdavff of Postin
100
(CM Oui L&
Jif p TW:d 4-6
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Contacted: (�pu q Tom u r a Date: 0"3 `Phone: 343-2913)V?'
Emailed: Staff Initials:
Materials presented at public meetings shall become properly of the CIN of Meridian.
HUB OF TREASURE VALLEY
MAYOR
A Good Place to Live
LEGAL DLPAR I HENT
Robert D. Corrie
CITY OF MEDIAN
(208) 466-9272 - Fax 466-4405
CIT Y COUNCIL MEMBERS
PUBLIC WORKS
Tommy
y
33 EAST IDAHO
BUILDING DEPARTMENT
(208) 898-5500 Fax 887-1297
Keith Bird
MERIDIAN, IDAHO 83642
Cherie McCandless
(208) 888-4433 FAX (208) 887-4813
PLANNING AND ZONING
William L.M. Nary
City Clerk Office Fax (208) 888-4218
DEPARTMENT
(208) 884-5533 FAX 888-6854
STAFF REPORT: Hearing Date:
November 20, 2003
Transmittal Date:
November 13, 2000' )
To:
Mayor, City Council Planning &
" E 1 L' ��1y� L
and Zoning Commission
<JlJ' V
14 2W3
From:
Brad Hawkins -Clark, Principal City Planner —
Bruce Freckleton, Senior Engineering Tec)
nay Of Meridian
16*
ty Clerk Office
Re:
DEVON PARK NO. 1 & 2 (CONCEPTUAL PD MODIFICATION)
• Conditional Use Permit to Modify Commercial to Include
Four Out Pads,
25,000 s.f. Retail & Phase 2 of Office Complex in C -N & R-40 Zones, by
Hopkins Financial Services, Inc. (File AV CUP -03-054)
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY
The applicant, Hopkins Financial Services, Inc, has applied for a conditional use permit for a
second modification to the conceptual Planned Development (PD) site plan for the Fairview
Lakes/Devon Park development. The original PD approval (see File 4CUP-02-014) included
the conceptual approval of 114,500 s.f. of commercial, 15,000 s.f. of office, and the detailed
approval for 192 apartment units. The first modification (see File #CUP -03-014) included the
conceptual approval of 122,000 s.f. of commercial and the detailed approval of 96 apartment
units and 52,250 s.f. of office area. This second modification proposes to increase the office
component by approximately 35,000 s.f. and reduce the commercial/retail component by
approximately 18,000 s.f. The subject application also proposes to add a new retail building
pad along the E. Fairview frontage. (Please see the attached Exhibit A, `History of Files"
summary sheet, for a comprehensive listing of all approved and pending applications
associated with this property.)
There is a companion application to this conceptual PD which proposes detailed approval of a
25,000 s.f. building with a drive-through facility (see File #CUP -03-055). That application
(03-055) should not be approved unless this concept is approved. No modifications are
proposed to the existing base zoning of R-40, C -N and C -G or to the 96 -unit apartment
complex or to Devon Park Subdivision (which has two phases). Professional office and sales
CUP -03.054 Devon Park 1 & Il -concept mod.CUP
Planning & Zoning Commission/Mayor & City Council
November 13, 2003 (Transmittal Date)
Page 2
uses are allowed as conditional uses in the R-40 zone, which is the zoning of the northern
portion of the subject application.
The applicant intends to re -subdivide the western half of the office park in the future to match
the eastern half of the office park, which was final platted last month as Devon Park No. 2
(pending recordation). The western half of the office park was also included in the Devon Park
No. 2 final plat, but only as a single, 1.97 -acre lot. The submitted site plan is intended to
provide a conceptual future layout of the office building pads.
Because this project is being approved as a conceptual PD only, additional detailed conditional
use permits shall be required in the future, prior to any construction.
Staff is recommending approval of the application with conditions.
LOCATION
The property is located on the north side of Fairview approximately a '/z mile west of Locust
Grove Road.
SURROUNDING PROPERTIES
North: The Willows Subdivision, zoned R-8.
South: Commercial property, zoned C -G and R-8 (a car lot).
East: Settlers Village and a car wash, zoned CG and R-8.
West: A mobile home park and commercial property, zoned R-8 and C -G
CURRENT OWNERS OF RECORD
Fairview Lakes, LLC, of Meridian, ID, is the current property owner and they have submitted an
affidavit of legal interest to allow the submittal for the planned development.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features as noted above. It appears that sone of the required
parking stalls for the office lots are not located entirely on the same lot as the building
pads. However, this issue can be addressed through the platting and detailed CUP
CUP -03-054 -- Devon Pail: I&II-coil cept mad.CUP
Planning & Zoning Commission/Mayor & City Council
November 13, 2003 (Transmittal Date)
Page 3
processes. The required amenities — a public, multi -use pathway and passive open space —
are contained within the boundaries of both this conceptual PD as well as the apartment
complex at the north end of the property. It is unclear if the open space meets the
minimum area required to count as an amenity (10% of the gross area). Open space used
as an amenity is calculated exclusive of required street buffers and buffers between land
uses. The applicant shall confirm the open space acreage/square footage at the public
hearing. (See Site Specific condition #5 below.)
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as "Mixed Use
Community". The Comprehensive Plan text policies of Chapter VII, including the
requirement for all development to proceed through a CUP, a mix of uses, and providing
interconnectivity, are all met with this plan. Staff finds that the proposed reduction in
commercial/retail space and the additional office uses remain harmonious with and in
accordance with the Comprehensive Plan.
There are two Comprehensive Plan policies which staff believes warrants ecific
discussion by the Commission and Council:
The "Mixed Use -Community" policies (Ch. VII, pg. 98) set a maximum of
200,000 s.f. of non-residential uses per each area with a MU -C designation. The
original parcel of Fairview Lakes/Devon Park comprises one of these designated
areas (approx. 23 acres total). The total amount of non-residential uses under the
subject application, combined with the amount of office space already approved
on the east side of Lakes Avenue, totals more than 220,000 s.f of non-residential
uses. This exceeds the ceiling recommended by the Comprehensive Plan.
However, the same policy sets the maximum area of non-residential uses at 25
acres. The total area of non-residential uses in Fairview Lakes/Devon Park is
approximately 18.5 acres. This is below the ceiling recommended by the
Comprehensive Plan. Staff believes the subject application is in substantial
compliance with this policy.
2. The "Mixed Use" policies (Ch. VII, pg. 97) also state the following: "In
developments where multiple commercial and/or office buildings are proposed,
the buildings should be arranged to create some form of common, usable area,
such as a plaza or green space." The proposed Site Plan generally accomplishes
this in the office area (with the landscaped roundabout), but it does not meet the
intent of this policy within the commercial/retail area. The Site Plan has 79 more
parking stalls than required by MCC 11-13-5 for the commercial/retail area
(Devon Park No. 1), which may provide an opportunity for reconfiguring a
portion of the site to comply with this policy.
CUP -03-054 Devon Pail, I&II-concept mod.CUP
Planning & Zoning Commission/Mayor & City Council
November 13, 2003 (Transmittal Date)
Page 4
Staff recommends the applicant discuss the design options related to this policy.
We also recommend the Commission and Council review the intent of this policy
and any applicability to this development. (See Site Specific condition 44 below.)
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;
Staff finds that the Planning & Zoning Commission and City Council have previously
determined the proposed uses and site configuration to be compatible with the general
neighborhood. The applicant should note that the buffer between land uses on the west
property line and on the north property line (north of the "Retail 4" building) will need to
be widened approximately five (5) feet in order to comply with MCC 12-13-12-4. This
may be addressed during the detailed CUP application process.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the revised project will have an adverse impact on other
properties within the vicinity; however, the Commission and Council should consider any
testimony (written and oral) presented at the public hearings before making this finding.
To mitigate any potential adverse impact, the applicant must comply with the minimum
buffers between land uses widths, as noted in Finding C above.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
Staff finds that the revised development plans will be adequately served by the essential
public facilities and services listed above. The applicant has already received approval for
these services as part of previous applications.
F. That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
Staff finds that the proposed use would not be detrimental to the economic welfare of the
community, nor would it create the need for any new facilities or services to be paid for
by the public that would be considered excessive.
G. That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
CUP -03-054 Devon Park I&II-concept mod.CUP
Planning & Zoning Commission/Mayor & City Council
November 13, 2003 (Transmittal Date)
Page 5
Staff finds that there will be similar levels of traffic and noise in the general vicinity of
the revised project when compared to the original project. Staff further finds that
approval of the revised project will not lead to a major increase in smoke, fumes, glare,
odors or other disturbances that will be considered detrimental to the welfare of the City
and the subdivision's neighbors.
H. That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the proposed use and vehicular approaches will not create significant
interference with any traffic on the surrounding public streets. A traffic signal has been
approved for the intersection of N. Lakes Avenue and E. Fairview Ave, which should
enhance the movement and circulation of traffic in this area.
Please review the ACHD report for this project for additional information regarding this
finding.
1. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed
by issuance of this conditional use. The Jackson Drain in Devon Park No. 2 is being left
open as an amenity of the development. Existing trees greater than 4" caliper must be
retained or mitigated for, if removed.
CONDITIONS OF APPROVAL (Conceptual)
1. Applicant shall meet all of the requirements of the previously approved Development
Agreement, Preliminary Plat, Final Plats and CUP/PD, unless modified below, as a
condition of the modified conceptual approval for this PD.
2. This approval is only conceptual, pursuant to MCC12-6-713. Therefore, each future
phase of Fairview Lakes/Devon Park I & II, excepting exclusively residential phases, will
require a detailed Conditional Use Permit prior to construction.
3. At the time of detailed CUP applications being submitted for uses adjacent to existing
single family residential, all buffers between land uses shall be provided per MCC 12-13-
12 (min. 25 feet wide).
4. Per Finding B.2, the applicant shall review the commercial/retail portion of the Site Plan
east of N. Lakes Avenue for any potential areas to provide common, usable areas and/or
re -orient the buildings to create a pedestrian -oriented feature for the development. No
more than 50% of the proposed building area (or 36,300 sq. ft.) in the area east of N.
Lakes Avenue and south of E. Carol Street shall be approved for detailed conditional use
CUP -03-054 Devon Padc [&H -concept mod.CUP
Planning & Zoning Commission/Mayor & City Council
November 13, 2003 (Transmittal Date)
Page 6
permits until a revised concept is submitted to the City demonstrating how this common
area will be provided.
5. The applicant shall confinn the open space acreage/square footage at the P&Z
Commission public hearing. Per Finding A above and MCC 12-6-2.A, the applicant shall
provide at least two amenities within the boundaries of this development. If open space is
to be one of the amenities, landscaped areas of at least ten percent (10%) of the gross area
of the development, exclusive of required buffers, shall be provided.
6. The applicant shall comply with the condition of Sanitary Service Company to allow a
minimum of 60 feet drive on clearance to all waste receptacles.
The 23 -foot wide driveway aisles shown on Lots 1 and 2, Block 1, are not approved and
shall comply with MCC 11-13-4.F.
RECOMMENDATION
Staff recommends approval of the conceptual Planned Development, with conditions as noted
above.
CUP -03-054 Devon Park ]&H -concept mod.CUP
EXHIBIT A
DEVON PARK / FAIRVIEW LAKES
HISTORY OF FILES AS OF 11/1/03
AZ -02-011 Fairview Lakes
Annexation & zoning to C -G, R-40, & C -N zones
Approved 11/26/02, Development Agreement Inst. No. 102143306,
First Addendum Inst. No. 103097614
CUP -02-014 Fairview Lakes
CUP/PD for 192 -unit apartment complex, clubhouse,
114,500 s.f. commercial & 15,000 s.f. office
Approved 10/1/02 — SP rec. date 7/30/02
PP -02-034 Devon Park Subdivision No. 1 (southern portion of property adjacent to Fairview)
Preliminary Plat for 7 commercial bldg. lots on 14.31 acres
Approved 4/8/03 — PP date 12/9/02
MI -02-008 Fairview Lakes
Request to construct a temporary private road for the construction of the apartment complex
Approved 10/15/02
CUP -03-014 Fairview Lakes
CUP/PD Modification of CUP -02-014
Detailed approval for 96 -unit apartment complex; 52,250 s.f. office
Conceptual approval of 122,000 s.f. of commercial adjacent to Fairview
Approved 6/10/03 — SP date 2/11/03 SD5.0
FP -03-033 Devon Park No. 1
Final Plat for 7 commercial bldg. lots and 1 common lot on 14.31 acres
Staff notified applicant that the final plat lot configuration was not consistent with CUP -03-014 or
PP -02-034. Applicant agreed that new conceptual approval was necessary prior to construction on
lots east of entrance road along Fairview.
Approved 7/8/03 — Surveyor stamped & signed 5/2/03
MI -03-003 Fairview Lakes Addendum to Development Agreement
Requirement for traffic bollards on Teare to be removed.
Development Agreement Addendum Inst. No. 103097614
MI -03-007 Fairview Lakes (Lot 1, Block 2, Devon Park No. 1 FP)
Requesting permission to begin construction prior to recording final plat
Approved 6/10/03
PP -03-006 Devon Park No. 2 (northern portion of property)
Preliminary Plat for 17 bldg. lots and 2 other lots on 10.17 acres
Boundaries of PP include apartment complex portion at northern portion of site, a single office lot
on the west side of Lakes Ave. (Lot 19, Blk 1), 15 office lots on east side of Lake, 2 common lots
for parking/landscaping/public pathway. The boundaries include a re -subdivision of Lot 1, Block
2, Devon Park No. 1. (not yet platted)
Approved 7/1/03 — SP approved by City Council 7/15/03
FP -03-055 Devon Park No. 2
Final Plat for 16 bldg. lots and 3 other lots on 10.17 acres
Approved by City Council 10/7/03 — Surveyor stamped & signed 9/8/03
CUP -03-054 Devon Park No. 1 & 2
CUP -03-054 Devon Park I& 11 -concept mod.CUP
Planning & Zoning Commission/Mayor & City Council
November 13, 2003 (Transmittal Date)
Page 8
New conceptual approval that modifies the original CUP approvals regarding lot configuration
and structure size to be consistent with Devon Park No. 1 (FP -03-033) and preliminary plat
approval of Lot 19, Block 1, Devon Park No. 2 (PP -03-034).
Currently in process
CUP -03-055 Devon Park No. 1 (Lot 2, Block 1)
Detailed approval for 25,000 s.f retail bldg.
Currently in process
CUP -03-054 Devon Park 1&If-concept mod.CUP
11/11/2003 02:35
"MAYOR
Mabe;' D.' C
CITY COUNCR. MEMBERS
'1`3mmy de Weerd
William L M. Nary
Cheric McCandless
. Keith Bird
8885052
SANITARY SERVICES
CITY pF .
err�i�-n
A IDAHO j
v
PAGE 08
LEGAL DEPARTMENT
(208) 466.9272 -FAX 466-4405
PARKS d: RECREATION
(208) 888-3579 • Fax 898.5501
PUBLIC WORKS
(209)898.5500 • Pax 887.1297
BUILDING DEPARTMENT
[208) 887-2211 • Fax 887-1297
PLANNING & ZONING
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by;
Transmittal Date: Sent,,
File No.:
Request:
intrude Phase 2 of office
By: Ho kins Financial Se
Location of Property or Project- a
David Zaremba, PIZ (No VAR, VAC. FP)
Jerry Centers, P/Z (IVo VAR, VAC, M
Leslie Mathes, P/,Z (No VAR, VAC, FP)
Michael Rohm, PIZ (No VAR, VAC, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
_Robert Corrie, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bind, C/C
Cherie McCandless, C/C
Water Department
Saver Department
Sanitary Service (No VAR VAC, Fp)
"Building Department
Fire Department
Police Department
City Attorney
—City Engineer
`City Planner
Parks Department
REcPJlv�IJ
Hearing Date:
in C -N 8 R-40 zones for Devon Park
nc. Subdivision No. 1 &
Fairview Avenue
Meridian School District (No Fp)
Meridian Post Office (FPipPw[y)
Ada County Highway District
Ada County Development Services
Centrai District Health
Nampa Meridian Img. District
Settlers Irrigation District
Idaho Power Co. (ppipp o vy)
U.S. West (FPRPoMy)
Intermountain Gas (FP/pp.1y)
Bureau of Reclamation (Fp4-p ony)
�Idah()Transportation Department (No Fp)
—_Ada County (AnnexaBoo oNy)
.Ada County Land Records (Fp)ppa y)
Meridian Development Corporation
Historical Preservation Commission
NOV 12 2003
uoT_
y� _ Q
Ya.TAII �� 3a.L _ � _- JdTZ
OIL wA3TL PAL -DAY_ 4 l'e�•e4a,aea ara 6�ia yds.
r-4ew A .rlru, n'IJna a,� L0•bRwoai
C&SAAANGY_ io TMt ,,6dA5741„ gaal orL
wCe
City O£Meridian
City Clerk Office
33 EAST IDAR0 AVENUE-?a=TAN, IDAHO 83642 • (208) 888-4433
City Clerk Ofrree Fax (208)988<218 •Human Re.4ourtts) gg4.8723 ,
^ Fax (208Finance & Utility Billing Fax (tog) 887-4813
n.n.slas'
NOU 11 103 14:49 — -- _
MAYOR
LHIGP
ROBERT D. COME
KEN W. BOWERS
COUNCIL MEMBERS
'
Dcrrry CHlcr - FIRE PRr VRyTION
WILLIAM L.M. NARY
'+!')
JOSEPH SILVA
KFnH BIRD
TAMMY DE WEERD
crry or 4l$'Al,..;
DEPUTY CHIEF - TRAINING
CHERIE MCCANDLESSBIL
'YZ
L JOHNSON
RURAL FIRE COMMISSIONERS
1G�77
�
i1,10 Els, f r:�nklin a Ia
RICHARD GREENEII)AHO
3
tvienl l)i ID 8341
PERRY LEIG HTON
! � �^fz
(20S) 88S-1234
STEVE ELLIOTT
.
t'9\ (108) 895-0390
MERIDIAN CITY/RURAL FIRE
DEPARTMENT
RECEIVED
November 10, 2003 NOV 12 2003
City Of Meridian
City Clerk Office
TO: Mayor, City Council and the Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Devon Park Subdivision CUP 03-054 & 03-055
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. Commercial occupancies will require a fire -flow consistent with the Uniform Fire
Code to service the proposed project. Fire hydrants shall be placed an average of
400' apart.
2. The fire department requests that any future signalization installed as the result of
the development of this project be equipped with Opticom Sensors to ensure a safe
and efficient response by fire and emergency medical service vehicles. This cost of
this installation is to be bome by the developer.
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. The proposed fire hydrant locations will be submitted to the Public
Works for plan review.
5. All roads and fire lanes shall have a turning radius of 28' inside and 48' outside.
6. All access roads within the project shall have a clear driving surface with a minimum
width of 20' available at all times. The typical street width of 33' will be allowed to
have parking on both sides. The typical street with a minimum width of 29' will be
required to have restricted parking to only one side.
7. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
MAY
Robert D.UR
CITY COUNCIBERS
Tammy de Weerd
William L. M. Nary
.iY.
1*w._
CITY OF
�eri�tdn� /
11 IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 - Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 - Fax 887-1297
Cherie McCandless a ,a, TgEuu�V v sixcF PLANNING & ZONING
Keith Bird ieoa (208) 884-5533 - Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: November 1
Transmittal Date: September 26, 2003
File No.: CUP 03-054
Request: Conditional Use Permit to modify
include Phase 2 of office complex
2003
Hearing Date: November 20, 2003
-ommercial to include four out pads 25;000 sf retail &
In C -N & R40 zones for Devon Park Subdivision No. 1 & 2
By: Hopkins Financial Services, Inc.
Location of Property or Project: 824 East Fairview Avenue
David Zaremba, P/Z (No VAR, VAC, FP)
Jerry Centers, PIZ (No VAR, VAC, FP)
Leslie Mathes, P/Z (No VAR, VAC, FP)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Borup, P/Z (No VAR, vac, FP)
Robert Corrie, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
hene McCandless, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
RECEIVED
OCT - 2 2003
City of Meridian
City Clerk Office
Meridian School District (No FP)
Meridian Post Office (FPiPP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irig. District
Settlers irrigation District
Idaho Power Co. (FPmPonry)
U.S. West (FPIPP only)
Intermountain Gas (FPiPP only)
Bureau of Reclamation (FPmPonry)
Idaho Transportation Department (No FP)
Ada County (AnnexaBon only)
Ada County Land Records (FPmP only)
Meridian Development Corporation
33 EAST IDAHO AVENUE - MERIDIAN, IDAHO 83642 - (208) 888-4433
City Clerk Office Fax (208) 888-4218 - Human Resources Fax (208) 884-8723 - Finance & Utility Billing Fax (208) 887-4813
3CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
DISTRICT Return to:
HEALTH Environmental Health Division ❑Boise
DEPARTMENT
❑ Eagle
Rezone # ❑ Garden City
Conditional Use # C (� A d 3 — b -�/ �iIOferidian
❑ Kuna
Preliminary / Final / Short Plat
❑ ACZ
We have No Objections to this Proposal.
We recommend Denial of this Proposal.
OCT 01 2003
City Of Meridiain
City Clerk Office
Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
We will require more data concerning soil conditions on this Proposal before we can comment.
❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
❑ high seasonal ground water ❑ waste flow characteristics
❑ or bedrock from original grade ❑ other
❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
\ After written approval from appropriate entities are submitted, we can approve this proposal for:
,214eentral sewage ❑ community sewage system ❑ community water well
❑ interim sewage �W entral water
❑ individual sewage ❑ individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
central sewage ❑ community sewage system ❑ community water
❑ sewage dry lines ,ilsentral water
10. Run-off is not to create a mosquito breeding problem.
❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
L3, 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
❑ 13. We will require plans be submitted for a plan review for any:
❑ food establishment ❑ swimming pools or spas ❑ child care center
❑ beverage establishment ❑ grocery store
❑ 14. Please see attached stormwater management recommendatations Date: /D/ 3��1 _40-
5.
5. -7-h'r VWLA�o�`i,� A,- �'eZ tller.✓ Reviewed By:
in-
Yrs.0W2 Zb L.�o-d — --
Review Sheet
CDHD 91001kc
MAYOR
Robert D. Corrie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Keith Bird
v' u
�,QQ CITY DF
IDAHO j
Ce eR TREA URE VA>�� SINCE
1903
LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: November 13, 2003
Transmittal Date: September 26, 2003 Hearing Date: November 20, 2003
File No.: CUP 03-054
Request: Conditional Use Permit to modify commercial to include four out pads, 25,000 sf retail &
include Phase 2 of office complex in C -N & R-40 zones for Devon Park Subdivision No. 1 & 2
By: Hopkins Financial Services, Inc.
Location of Property or Project: 824 East Fairview
David Zaremba, P/Z (No VAR, VAC, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, P/Z (No VAR, VAC, FP)
Michael Rohm, P/Z (No vAR, VAC, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bind, C/C
Cherie McCandless, C/C
ater Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Meridian School District (No FP)
Meridian Post Office (FP/PPonly)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PPoniy)
U.S. West (FPmPonry)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FP/PPonly)
Idaho Transportation Department (No FP)
Ada County (Annexation only)
Ada County Land Records (FP/PPoniy)
Meridian Development Corporation
Police Department Historical Preservation Comm'
City Attorney Your Concise Remarks: C
CityEngineer
t
SEP 2 s 2na3 R�CEIVEr�
CITY uk' MERIDIAN
WASTEWATER DEPT. SEP 3 0 ,
City Of Meridian,
City Clerk Office
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Ot't'ice Fax (208) 888-4218 • Human Resources Fax (208) 884-8723 • Finance & Utility Billing Fax (208) 887-4813
MAYOR
Robert D. Corrie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Keith Bird
tw .;1
!
��QQ ,��'' CITY OF i+�=
C'Vlendidn AA'
U IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: November 13, 2003
Transmittal Date: September 26, 2003 Hearing Date: November 20, 2003
File No.: CUP 03-054
Request: Conditional Use Permit to modify commercial to include four out pads, 25,000 sf retail &
include Phase 2 of office complex in C -N & R-40 zones for Devon Park Subdivision No. 1 & 2
By: Hopkins Financial Services, Inc.
Location of Property or Project: 824 East Fairview Avenue
David Zaremba, P/Z (No VAR, VAC, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, P/Z (No VAR, VAC, FP)
Michael Rohm, P/Z (No vAR, VAC, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, CIC
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
Ity Planner
Parks Department
Your Concise Remarks:
Meridian School District (No FP)
Meridian Post Office (FPiPP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP)PP amy)
U.S. West (FP)PP only)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (Annexation only)
Ada County Land Records (FPRPonly)
Meridian Development Corporation
Historical Preservation Commission
RECE
SEP 3 0 2003
City Of Meridian
City Clerk Office
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 • Human Resources Fax (208) 884-8723 • Finance & Utility Billing Fax (208) 887-4813
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Nampa & Meridian Irrigation District has no comment on the above referenced
application for a Conditional Use Permit to modify commercial to include four out pads,
25,000 sf retail and include Phase 2 of office complex in C -N & R-40 zones for Devon
Park Subdivision No. 1 & 2.
Thank you,
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
Phones: Area Code 208
30 September 2003
OFFICE : Nampa 466-7861
SHOP:Nampa 466-0663
William Berg
City of Meridian
RECEIVE D
— 33=E;dahrrAv�
Meridian, ID 83642
OCT 0 3 2003
RE: CUP 03-054/Devon Park Subdivision No. 1 & 2
City Of Meridian
City Clerk Office
Dear Will:
Nampa & Meridian Irrigation District has no comment on the above referenced
application for a Conditional Use Permit to modify commercial to include four out pads,
25,000 sf retail and include Phase 2 of office complex in C -N & R-40 zones for Devon
Park Subdivision No. 1 & 2.
Thank you,
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
Ada County Highway District
Sherry R. Huber, President
Susan S. Eastlake 1st Vira r)m.w.m 318 East 37th Street
Dave Bivens, 2nd Vice President
David E. Wynkoop, Commissioner
John S. Franden, Commissioner
October 7, 2003
TO: Hopkins Financial Services Inc/Fairview Lakes LLC
P.O. Box 670
Meridian, Idaho 83680
SUBJECT: MCUP03-054 and MCUP03-055
Four out pads and 25,000 square foot retail site
824 East Fairview Avenue
varoen City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellusdbAr Hn ad. ii_
RECEIVED
OCT 10 2003
City of Meridian
City Clerk Office
On July 10, 2002, the Ada County Highway District Commissioners acted on MAZ02-011/MCUP02-014/MPP02-
034/MPP03-006/Devon Park # 1 and # 2 (Fairview Lakes). The conditions and requirements also apply to
MCUP03-054 and MCUP03-055.
If you have any questions or concerns please feel free to contact this office at (208) 387-6170.
Sincerely, �l1
Jo ce Newtol n�
Development Analyst
Right -of -Way & Development Services
CC: Project File
Drainage/Utilities/Construction Services
Lead Agency: City of Meridian
Tamura & Associates
499 Main Street
Boise, Idaho 83706
Ada County Highway District
Right -of -Way & Development Department
Planning Review Division
This application requires Commission action because of the number of vehicle trips per day that the site
generates, and is scheduled to be on the consent agenda on July 10, 2002 at 6:30 pm. Tech Review for this
item was held with the applicant on June 28, 2002. This item was revised on March 26, 2003 after the
Meridian City Council approved the item on March 25, 2003. Please refer to the attachment for request for
reconsideration guidelines. Staff contact: Andrea N. Tuning, 387-6177, atuning@achd.ada.id.us
File Number(s): Fairview Lakes Apartment Complex / MAZ-02-011 / MCUP-02-014
Devon Park Subdivision/MPP-02-034
Devon Park Subdivision #2/MPP03-006
Site address: 824 East Fairview Avenue
Owner: Fairview Lakes, LLC
111 Auto Drive, Suite 102
Boise, Idaho 83709
Applicant: Hopkins Financial Services, Inc.
111 Auto Drive, Suite 105
Boise, Idaho 83709
Representative: Tamura & Associates
499 Main Street
Boise, Idaho 83706
Application Information
The applicant is requesting annexation, rezone, conditional use and planned unit development approval to
construct a multi -family apartment complex and 35-commercial/retail/office lots. The site is located on the
north side of Fairview Avenue at approximately the mid mile marker between Locust Grove Road and
Meridian Road.
Acreage: 9.1 acres
Current Zoning: RUT
Proposed Zoning: R-40
Vicinity Map
4.
2
A. Findings of Fact
Trip Generation: This development is estimated to generate 10,960 additional vehicle trips per day
(0 existing) based on the submitted traffic study.
2. Impact Fees: The impact fee rate from the fee tables for.
o Apartment is $781.00 per unit.
o General Office is $2,169.00 per thousand square feet of gross building area, based on
the impact fee ordinance in effect at this time.
o Specialty Retail is $1,885.00 per thousand square feet of gross building area, based
on the impact fee ordinance in effect at this time.
o Bank with drive-thru is $9,990.00 per thousand square feet of gross building area,
based on the impact fee ordinance in effect at this time.
o Fast Food with drive-thru is $4,715 per thousand square feet of gross building area,
based on the impact fee ordinance in effect at this time.
3. Impacted Roadways.
Fairview Avenue
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
Te—are Avenue
1,080 -feet
Principal arterial
West of Locust Grove was 29,931 on 7-6-00.
..C11
35
Fairview Avenue and Jericho Drive intersection
Frontage: 60
Functional Street Classification: Local residential
Traffic count: Not available
Speed limit: 20
Clarene Street
Frontage: 60
Functional Street Classification: Local residential
Traffic count: Not available
Speed limit: 20
Jericho Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
0
Collector
North of Fairview was 3,850 on 8-7-01
Better than "C
30
Jericho Drive and Fairview Avenue ir#ersection
Traffic Impact Study: A traffic impact study was required with this application. The submitted traffic
impact study was compiled by Dobie Engineering and the following is a summary of the findings:
This Development is projected to be built -out by the year 2005. The following is a summary or the
findings and recommendations provided by the Traffic Engineer:
The proposed Fairview Lakes Subdivision project is a proposed mixed use development including
apartments, professional offices, specialty retail, and restaurants. The project will be developed in
phases and is expected to reach full build out by the year 2005.
Fairview Avenue is a standard principal arterial with a 64 ft. wide five -lane urban section. The posted
speed limit is 35 mph east of Locust Grove Road. The Level of service for Fairview Avenue is
estimated to operate at a LOS B/C during the peak hour period in the year 2005 without the addition
of the site traffic.
This development is projected to generate 10,960 total trips, of which 1,230 will be captured within
the development. Of the remaining 9,730 trips 5,545 were estimated to be new to the area while
4,185 trips were estimated to be pass -by trips already on Fairview Avenue. These trips were based
on 192 apartment units, 15,000 sf of office space, 100,000 sf of retail use, a 5,600 sf bank, and 8,000
sf for restaurant. A trip capture rate of 11.2% was used. The totals from the revised application were
192 apartment units, 15,000 sf of ol#ce space, 92, 800 sf of retail use, a 5, 000 sf drive-in bank, a
4,000 sf fast food restaurant w/drive-thru, and a 12,000 sf high turnover restaurant. The totals
presented in the traffic study are actually higher than those calculated for the application total. This is
the conservative approach which will safeguard against totals that may be higher than those
projected. The need for a signal at this intersection should not be affected by the difference in traffic
projections.
Intersection
Type of Control
2002 PM — Existing
LOS
Fairview/Eagle
Signalized
D
Locust
Signalized
D
7iD7
Grove/Fairview
1 Street/Fairview
Signalized
D
Cherry
Signalized
D
Lane/Meridian
East
Unsignalized
N/A
F
access/Fairview
West
Signalized -
N/A
C **
access/Fairview
ro osed
- Site traffic will experience significant delay during the PM peak hour.
*" - This analysis was based on the assumption that the west access will be approved for
Signalization. Approach traffic from the site will maintain acceptable service levels by that
time period with the addition of a traffic signal.
Fairview Avenue was evaluated for Level of service in the build out (2005) and 2020. The projections
for the peak hour were LOS C for 2005 and LOS E for 2020 based on a five -lane roadway. The
recommendation is that Fairview Avenue be expanded to handle the additional capacity needed after
year 2020.
The Traffic study reviewed the Signal Warrants from the 1988 MUTCD. The analysis indicates that
warrant #1 will be met with 75% of site traffic using the signalized intersection. Warrant #2 is met with
less than 50% of the site traffic. Similarly, warrants #9, #10, and #11 are all satisfied based on
projected traffic volumes.
5. Site Information:
The site is currently vacant.
6. Description of Adjacent Surrounding Area:
• North: Meridian Place Subdivision Number 1
• South: Commercial / retail
• East: Fairview Terrace Mobile Home Park
• West: Settlers Village Re -subdivision
7. Roadway Improvements Adjacent To and Near the Site
The site has access to Fairview Avenue and two local residential stub streets, Teare Avenue and
Clarene Street.
Fairview Avenue is improved with 5 -traffic lanes with no curb, gutter or sidewalk abutting the site.
There is curb, gutter and 5 -foot concrete sidewalk located directly to the east of this property and was
constructed with carwash that is located on the northwest corner of Jericho Road and Fairview
Avenue.
Teare Avenue and Clarene Street are improved with 2 -traffic lanes (37 -feet of pavement) with curb,
gutter and 5 -foot concrete sidewalk.
Jericho Road does not abut the site but would be utilized with the extension of Teare Avenue or
Clarene Street. Jericho Road is a collector roadway that is improved with 2 -traffic lanes with curb,
gutter and 5 -foot concrete sidewalk.
8. Existing Right -of -Way
Fairview Avenue is a principal arterial that currently has a total of 110 -feet of right-of-way (55 -feet
from centerline).
Teare Avenue and Clarene Street are local residential roadways with a total of 60 -feet of right-of-way
(30 -feet from centerline).
10. Site History
On May 7, 2000, the Commission reviewed and approved a preliminary plat, Teare Terrace, on this
site. Teare Terrace was proposed to be a 13 -lot commercial and residential subdivision. This
development proposed to extend Clarene Street into the property and extend south to connect to
Fairview Avenue. Teare Avenue was proposed to extend into the site as a cul-de-sac on the
property.
11. Five Year Work Program
There are no improvements in the area that are scheduled in the Five Year Work Program.
12. Signal Location
The District has chosen the location of the signal at the commercial/industrial roadway and Fairview
Avenue intersection due to the fact that: ;.
• This location is at the half -mile
• This location will serve more vehicle trips per day
• This location will pull vehicle trips per day off of Jericho Street (a collector roadway with front
on housing) and will place the vehicles on a commercial/industrial roadway
• This location will provide the surrounding residential homes with access to a signal
12
• This location can serve more vehicle trips per day on the North side of Fairview Avenue than
on the south side of Fairview Avenue
B. Findings for Consideration
Right -of -Way and Sidewalk
District policy requires 120 -feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-
way allows for the construction of a 7 -lane roadway with curb, gutter, 5 -foot concrete detached
sidewalks and bike lanes.
Fairview Avenue is not listed as a proposed project in the District's currently adopted Five -Year Work
Program or in the currently adopted 20 -year Capital Improvements Plan. As such, the applicant
cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The
applicant shall do one of the following:
a. Dedicate by donation an additional 5 -feet of right-of-way along Fairview Avenue, and construct a
minimum 5 -foot wide concrete sidewalk along Fairview Avenue, located a minimum of 53 -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 Fairview Avenue, located a minimum of 53 -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 Fairview Avenue, located at the back edge of the existing right-of-way. Accomplish all
necessary adjustments to properly accommodate existing drainage and utilities.
2. Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300 -feet from an
arterial roadway (measured centerline to centerline).
The applicant is proposing to construct a commercial/industrial roadway that intersects with Fairview
Avenue 310 -feet east of the west property line. This roadway location meets District policy and
should be approved with this application.
3. Street Sections
District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be
constructed as a 40 -foot street section with curb, gutter and 5 -foot concrete sidewalk within 54 -feet of
right-of-way.
The applicant is proposing to construct a commercial/industrial roadway that extends from Fairview
Avenue to the north. This roadway is proposed to cul-de-sac just before the proposed multi -family
residential apartment complex. This roadway will also provide a link that will connect into Teare
Avenue.
Y
The proposed commercial/industrial roadway that the applicant is proposing will consist of a 40 -foot
street section that includes 2 -travel lanes, a center turn lane, curb, gutter and 5 -foot concrete
sidewalk within 54 -feet of right-of-way. The proposed street section meets District policy and should
be approved with this application.
5
4. Driveways
District policy F2-175, requires driveways located on collector or arterial roadways with a speed limit of
35 to align or offset a minimum of 150 -feet from any existing or proposed driveway.
District policy F2 -F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways
to offset a controlled and/or uncontrolled intersection a minimum of 50 -feet (measured near edge to
near edge).
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35 -feet. Most commercial driveways will be constructed as curb -cut type
facilities if located on local streets. Curb return type driveways with 15 -foot radii will be required for
driveways accessing collector and arterial roadways.
Fairview Avenue Driveway
The applicant is proposing to construct one 30 -foot wide driveway on Fairview Avenue. This
driveway is proposed to intersect Fairview Avenue approximately 205 -feet west of the east property
line. This driveway meets District policy and should be approved with this application.
Commercial / Industrial Street Driveways
The applicant is proposing to construct thirteen driveways on the proposed commercial/industrial
roadway. The driveways are proposed to be constructed in the following locations.
• Driveway number 1 is proposed to intersect the commercial/industrial roadway
approximately 54 -feet north of Fairview Avenue. This driveway is proposed to be 25 -
feet in width.
• Driveway number 2 and 3 are proposed to intersect the commercial/industrial
roadway approximately 175 -feet north of Fairview Avenue. These driveways are
proposed to align with one another. These driveways are proposed to be 17 -feet in
width.
• Driveway number 4 is proposed to intersect the commercial/industrial roadway
approximately 235 -feet north of Fairview Avenue. This driveway is proposed to be
21 -feet in width.
• Driveway number 5 is proposed to intersect the commercial/industrial roadway that
extends north from Fairview Avenue approximately 580 -feet north of Fairview
Avenue. This driveway is proposed to be 22 -feet in width.
• Driveway number 6 is proposed to extend directly north of the commercial/industrial
roadway and proposed to intersect the northern portion of the cul-de-sac. This
driveway is proposed to be 45 -feet in width.
• Driveway number 7 is proposed to intersect the commercial/industrial roadway that
runs east and west and is proposed to be located approximately 50 -feet east of the
commercial/industrial roadway that extends from Fairview Avenue to the north. This
driveway is proposed to be 27 -feet in width.
• Driveway number 8 is proposed to intersect the commercial/industrial roadway that
runs east and west and is proposed to be located approximately 255 -feet east of the
commercialfindustrial roadway that extends from Fairvievv,Avenue to the north. This
driveway is proposed to be 20 -feet in width
• Driveway number 9 is proposed to intersect the commercial/industrial roadway that
runs east and west and is proposed to be located approximately 430 -feet east of the
commercial/industrial roadway that extends from Fairview Avenue to the north. This
driveway are proposed to be 25 -feet in width.
Driveways number 10 and number 11 are proposed to be 30 -feet in width and
located on the east and west side of the commercial/industrial roadway just north of
the proposed roundabout.
Driveway number 12 and 13 are proposed to be 30 -feet in width and located on the
east and west side of the commercial/industrial roadway approximately 160 -feet
north of the proposed roundabout.
All of the proposed driveway locations meet District policy in regard to location.
All of the proposed driveway widths meet District policy EXCEPT for driveway number 6. Driveway
number 6 should be constructed a maximum of 35 -feet in width.
5. All Driveways
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to
pave the driveway its full width and at least 30 -feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15 -foot radii abutting the existing roadway edge.
6. Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intra -neighborhood circulation and
to provide access to adjoining parcels.
District policy 7203.3.2 requires an existing street or a street in an approved preliminary plat, which
extends at a boundary of a proposed development to be extended into that development.
The applicant is proposing to extend Teare Avenue. This extension will provide a connection from
Teare Avenue to Fairview Avenue. The extension of Teare Avenue meets the goals and intent of
District policy and has the supportive of District staff.
The District held a neighborhood meeting on Thursday March 20, 2003. The Teare Avenue extension
was approved by the Meridian City Council on March 25, 2003 after a number of neighborhood
concerns arose.
Modification of Policy
The applicant is proposing to terminate Clarene Street at its current location and construct temporary
bollards for emergency access only. District policy requires that stub streets be constructed and/or
extended to adjoining properties to provide reasonable access and intra -neighborhood connectivity.
Staff would generally support the extension of Clarene Street into the site, but due to the fact that the
applicant is extending Teare Avenue to the residential neighborhood that is located to the northeast,
staff is supportive of the applicant's proposal to construct bollards at the terminus of Clarene Street.
With the construction of bollards, Clarene Street will be one -lot and less than 150 -feet in depth,
therefore, the applicant will not be required to construct a temporary turnaround.
6. Turnarounds
District policy 7204.9.2 requires turnarounds to be constructed to provide A minimum turning radius of
55 -feet.
The applicant is proposing to dedicate a hammerhead turnaround at the west end of Clarene Street
on the applicant's property. This hammerhead turnaround will function as the property's frontage until
the preliminary plat is submitted and the roadways are formally dedicated. This hammerhead
turnaround is required to have bollards installed at the terminus of Clarene Street where the
7
hammerhead begins. The applicant should also enter into a license agreement for the maintenance
of the hammerhead turnaround on Clarene Street due to the fact that the District will be unable to
access the turnaround.
The applicant is proposing to provide a permanent "hammerhead" easement to the District at the
terminus of North Lark Avenue. This easement is acceptable to the District but must be approved by
the Meridian Fire Department. The applicant should provide a permanent "hammerhead" easement
to the District at the terminus of the commercial/industrial roadway and provide documentation to the
District showing the review and approval of this configuration from the Meridian Fire Department.
Roundabout
The applicant is proposing to construct a roundabout within the commercial/industrial roadway
approximately 530 -feet north of Fairview Avenue.
The roundabout should be designed with 21 -foot street sections on either side of the center island.
The applicant will be required to dedicate sufficient right-of-way on either side of an island.
Coordinate the size and design of the roundabout with traffic services staff.
8. Signalization
The applicant is proposing to construct a new signal at the intersection of Fairview Avenue and the
commercialfindustrial roadway that extends north into the site. The signal is proposed at the half
mile. The traffic study determined that the warrants would be met and that the existing signals in the
area would not be significantly impacted by the new signal. The District will contribute the hardware
necessary for the construction of the new signal and any related roadway improvements. The
applicant should plan, construct and install the signal that is proposed at the intersection of Fairview
Avenue and the commercial/industrial roadway that extends north into the site.
C. Site Specific Conditions of Approval
The applicant shall do one of the following
Dedicate by donation an additional 5 -feet of right-of-way along Fairview Avenue, and construct a
minimum 5 -foot wide concrete sidewalk along Fairview Avenue, located a minimum of 53 -feet from
the oentedine of the right-of-way.
Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete sidewalk along
Fairview Avenue, located a minimum of 53 -feet from the centerline of the right-of-way, in an
easement provided to the District.
Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete sidewalk along
Fairview Avenue, located at the back edge of the existing right-of-way. Accomplish all necessary
adjustments to properly accommodate existing drainage and utilities.
2. Construct and install the signal and any related roadway improvements that are necessary for the
proposed signal at the intersection of Fairview Avenue and the commercial/industrial roadway that
extends north into the site.
3. Construct a commercial/industrial roadway that intersects with Fairview Avenue 310 -feet east of the
west property line, as proposed.
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. The portion of the commercial/industrial
roadway that connects to Teare Avenue shall taper appropriately to accommodate for drainage.
5. Construct a 30 -foot wide driveway to intersect Fairview Avenue approximately 205 -feet west of the
east property line, as proposed.
6. Construct a 25 -foot wide driveway to intersect the commercial/industrial roadway approximately 54 -
feet north of Fairview Avenue, as proposed.
7. Construct two 17 -foot wide driveway to intersect the commercial/industrial roadway approximately
175 -feet north of Fairview Avenue, as proposed.
8. Construct a 21 -foot wide driveway to intersect the commercial/industrial roadway approximately 235 -
feet north of Fairview Avenue, as proposed.
9. Construct a 22 -foot wide driveway to intersect the commercial/industrial roadway that extends north
from Fairview Avenue approximately 580 -feet north of Fairview Avenue, as proposed.
10. Construct a driveway with a maximum width of 35 -feet to extend directly north of the
commercial/industrial roadway and proposed to intersect the northern portion of the cul-de-sac.
11. Construct a 27 -foot wide driveway to intersect the commercial/industrial roadway that runs east and
west and is proposed to be located approximately 50 -feet east of the commercial/industrial roadway
that extends from Fairview Avenue to the north, as proposed.
12. Construct a 20 -foot wide driveway to intersect the commercial/industrial roadway that runs east and
west and is proposed to be located approximately 255 -feet east of the commercial/industrial roadway
that extends from Fairview Avenue to the north, as proposed.
13. Construct a 25 -foot driveway to intersect the commercial/industrial roadway that runs east and west
and is proposed to be located approximately 430 -feet east of the commercial/industrial roadway that
extends from Fairview Avenue to the north, as proposed.
14. Construct a 30 -foot wide driveway located on the east side of the commercial/industrial roadway just
north of the proposed roundabout, as proposed.
15. Construct a 30 -foot wide driveway located on the west side of the commercial/industrial roadway just
north of the proposed roundabout, as proposed.
16. Construct a 30 -foot wide driveway located on the east side of the commercial/industrial roadway
approximately 160 -feet north of the proposed roundabout, as proposed.
17. Construct a 30 -foot wide driveway located on the west side of the commercial/industrial roadway
approximately 160 -feet north of the proposed roundabout, as proposed. ;,
18. Pave the driveways their full width and at least 30 -feet into the site beyond the edge of pavement of
the roadway and install pavement tapers with 15 -foot radii abutting the existing roadway edge.
19. Extend Teare Avenue as a 40 -foot street section with curb, gutter and 5 -foot concrete sidewalk within
54 -feet of right-of-way, as proposed.
20. Terminate Clarene Street at its current location and construct bollards for emergency access only, as
proposed.
21. Enter into a license agreement for the maintenance of the hammerhead turnaround on Clarene Street
due to the fact that the District will be unable to access the turnaround.
22. Provide a permanent "hammerhead" easement to the District at the terminus of the
commercial/industrial roadway and provide documentation to the District showing that this
configuration has been reviewed and approved by the Meridian Fire Department.
23. Construct a roundabout within the commercial/industrial roadway approximately 530 -feet north of
Fairview Avenue. Design the roundabout with a minimum of 21 -foot street sections on either side of
the center island. Dedicate sufficient right-of-way on either side of an island. Coordinate the size and
design of the roundabout with traffic services staff.
24. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
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 bome
by the developer.
3. Replace any existing damage 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. 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.
5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
6. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
7. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance.
8. 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 eost 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
9. 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.
10. 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.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity map
2. Submitted site plan
11
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
12
Memo
To: P&Z Commission
From: Brad Hawkins-Clark'11*G
cc: C4 Clerk, Doug Tamura
RECEIVED
NOV 14 2003
City Of Meridian
City Clerk Office
Date: November 14, 2003
Re: Supplemental Office Elevations for Devon Parc I & II (File CUP -03-054)
Attached please find a supplement to File CUP -03-054, the conceptual PD
application for Devon Park I & II. These building elevations were not submitted with
the application because a conceptual Planned Development does not require it.
However, at staffs recommendation, Tamura & Associates submitted these as
samples of what the developer, Fairview Lakes, LLC intends to construct. If the
Commission approves the elevations for the office park component of the site plan,
staff could support removing the requirement for all future lots in this office park area
to submit detailed CUP applications. Staff will discuss this issue further at the public
hearing.
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE November 20, 2003 ITEM #
PROJECT NUMBER
CUP 03-054
RECEIVED
NOV 2 0 2003
City Of Meridian
City Clerk Office
0
PROJECT NAME Devon Park Subdivision No. 1 & 2
NAME (PLEASE PRINT
FOR IAGAINSTINEUTRAL
,-Kn,D
N 0 V Z 0 2003
CITY OF N1Ei-L,,,, AN
applicant at no cost to ACRD. The applicant shall be required to call DIG13NE (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.
9. 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.
10. 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.
E. Adopt the Recommendations of Sanitary Service as follows:
1. For clarification, the applicant did state at the Council meeting held on May 27,
2003 that the landscape islands can be expanded in the parking areas to
accommodate the required trash enclosures. A more detailed:site plan showing
the trash enclosures shall be submitted for approval.
F. Adopt the action of the City Council taken at their May 27, 2003 meeting as follows:
The developer shall be required to coordinate with the Ada County Highway
District pertaining to constructing a clearly designated pedestrian crossing for
pathways wherever the pedestrian path crosses a street.
2. A 25' landscape buffer is required along the east side of the project and a 20'
landscape buffer is required on the west side of the project. The developer shall be
required to work with the Ada County Highway District on getting a license
agreement, and constructing a landscape strip next to the road where tree
landscaping and lighting shall be provided for the separated sidewalk on both
sides, and which shall be constructed up to the multi -family site. Additionally, the
developer shall make the cul-de-sac large enough so that a signage water feature
amenity will be incorporated in the middle of the cul-de-sac for the office
complex. A revised Landscape Plan showing the parking island shall be submitted
for approval.
FINDINGS OF FACT AND CONCLUSIONS OF
LAW AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT
PAGE 9 OF 22
therefore the buffer must still be landscaped as per
subsection B, even if a chainlink fence is provided.
12-13-12-4 Land Use Intensity Classifications: The table below is
intended to provide a general classification of land use intensities for
commonly proposed developments and is not a comprehensive list. If
a land use is not listed, the intensity classification shall be
determined by the Planning Director based upon the nearest use
listed.
Class I
Class II
Class III
Class IV
Class V
Single Family
Multi -Family
Offices
Restaurants
Heavy
Homes
Dwellin s
Manufacturing
Duplexes
Child Care
Neighbor.
Hotel/Motel
Contractor
Centers
Comm.
Yards
Golf Courses
Libraries
Middle
General Retail
Processing
Schools
Plants
Cemeteries
Senior Centers
High Schools
Grocery Stores
Recycling
Parks
Nurseries/Greenh
Personal
Parking Garages
ouses
Services
Elementary
Quasi Public
Warehouses
Vacant Land
Schools
Uses
zoned:
Vacant Land
IvIGvLE fbwCf
Clinics
Storage
I -L
zoned:
FN44r-
Facilities
R-2
Vacant Land
Indoor
zoned:
Manufacturing
R-3
R-15
Vacant Land
zoned:
R-4
R-40
L -O
Vacant Land
zoned:
R-8
C -N I
C -G, C -C
12-13-12-5 Minimum Buffer Widths
The minimum buffer width between incompatible land uses is based on the following
table:
Landscape Ordinance - Final 11/28/00
Page 30
Table Notes:
a) Buffer widths are shown in feet.
b) No buffer is required for blank (shaded) cells, unless an existing, adjacent
and higher intensity use has not provided a buffer. In such cases, the lower
intensity use must provide the buffer as per 9.2.
c) The buffers between land uses are required only along contiguous lot lines.
If incompatible land uses are across a public street from one another, the street
buffer requirements of Section 7 apply.
12-13-12-6 Pedestrian Access: Landscaping and screens shall not eliminate
pedestrian access from residential development to abutting
commercial districts and vice versa.
12-13-12-7 Existing Partial Buffers: If all or any part of the buffer has been
provided on the adjacent property, the proposed use must provide
only that amount of the buffer which has not been provided on
the adjacent property.
12-13-12-8 Relationship to Parking Lot Perimeter Requirements: All
buffers between different land uses may include any required
perimeter parking lot landscape strips (see Section 8.2) when
calculating the minimum width of the buffer.
Landscape Ordinance - Final 11/28/00
Page 31
Intensity Class of Adjacent Use
Intensity Class of
Proposed Use
I
II
III
IV
V
I
II
20
III
20
20
IV
25
20
20
V
35
30
25
20
Table Notes:
a) Buffer widths are shown in feet.
b) No buffer is required for blank (shaded) cells, unless an existing, adjacent
and higher intensity use has not provided a buffer. In such cases, the lower
intensity use must provide the buffer as per 9.2.
c) The buffers between land uses are required only along contiguous lot lines.
If incompatible land uses are across a public street from one another, the street
buffer requirements of Section 7 apply.
12-13-12-6 Pedestrian Access: Landscaping and screens shall not eliminate
pedestrian access from residential development to abutting
commercial districts and vice versa.
12-13-12-7 Existing Partial Buffers: If all or any part of the buffer has been
provided on the adjacent property, the proposed use must provide
only that amount of the buffer which has not been provided on
the adjacent property.
12-13-12-8 Relationship to Parking Lot Perimeter Requirements: All
buffers between different land uses may include any required
perimeter parking lot landscape strips (see Section 8.2) when
calculating the minimum width of the buffer.
Landscape Ordinance - Final 11/28/00
Page 31