HomeMy WebLinkAboutCherry Lane Office Park Sub PPv i 4C'~~1~~ ~ STAFF SOUMMARY
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name: Cheny Lane Office Park Subdivision
Case No(s).: PP-03-029, CUP-03-048
Applicant: Pinnacle Engineers, Inc.
P&Z Commission Hearing Dates: On November 6, 2003, the P & Z Commission voted
continuation until the November 20, 2003 hearing. At the
November 20, 2003 hearing, the P & Z Commission voted
to continue this development proposal until December 18,
- 2003. At the December 18, 2003 hearing, the P & Z
"" _ _~ Commission recommended approval of the subject
applications.
Recommendation: Approve with conditions.
Summary of Public Hearings:
• The owner's representative, David McKinnon of Pinnacle Engineers, Inc., testified in
~~----"_--~ -~avoreftheapplication.
• One member of-the public testified on new urbanism design concepts.
• Key issues of discussion and questioning by Commission included:
• Comprehensive Land Use Map designation versus existing zoning
designation
• Parking lot design
• Perimeter landscaping
• Building elevations/orientation and neo-traditional or new urbanism
designs
Key Commission Additions/Modificadons to Staff Recommendation:
• The Commission made no significant additions or modifications to the staff's
recommendation.*
Outstanding Issues for City Council:
• None.
* In the first staff report, staff recommended denial. The Commission did not make any
significant changes to the staff report transmitted on November 13, 2003.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT APPROVAL OF 6 OFFICE )
LOTS ON 2.07 ACRES IN AN L-O )
ZONE FOR CHERRY LANE )
OFFICE PARK SUBDIVISION )
Case No. PP-03-029
RECOMMENDATION TO CITY
COUNCIL
PINNACLE ENGINEERS, INC ,
Applicant
1. The property is located on the north side of Cherry Lane, approximately 1,300 feet west
of Linder Road, within Section 2, Township 3 North, Range 1 West.
2. The owner of record of the subject property is the Cheny Lane Baptist Church of
Meridian Idaho, Inc.
3. The Applicant is Pinnacle Engineers, Inc.
4. The subject property is currently zoned L-O. The zoning district of L-O is defined within
the City of Meridian Zoning and Development Ordinance, Section 11-7-2.
5. The subject property is within the city limits of the City of Meridian.
6. The entire parcel is included within the Meridian Urban Service Planning Area as defined
in the Meridian Comprehensive Plan.
7. The Applicant is proposing to subdivide the subject property into 6 office lots.
There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION TO CITY COUNCIL FOR A PRELIMINARY PLAT CONTAINING 6 OFFICE LOTS IN
THE L-O ZONE, BY PINNACLE ENGINEERS, INC., CHERRY LANE OFFICE PARK SUBDIVISION,
PP-03-029
-Page I
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the requested Preliminary Plat as requested by the
Applicant for the property described in the application, subject to the following:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC CONDITIONS (PRELIMINARY PLATT
1. The Applicant shall work with Planning & Zoning staff to ensure that the design and
construction of any "alternative" landscape buffer along Cherry Lane (if approved with a
Conditional Use Permit) meets or exceeds the intent of the 25-foot wide landscape buffer.
2. Except abutting the existing church structure on Lot 1, provide a 20-foot wide landscape
buffer along the north and east property lines. Buffer materials along the east and north
property lines shall be in accordance with MCC 12-13-12-3. No additional landscape
materials shall be required abutting the existing structure on the proposed Lot 1. This
condition is approved with an alteration of Meridian City Code.
3. Prior to final plat approval, submit to the Planning and Zoning Department, a recorded
copy of across-parking/cross-access agreement for all of the lots within the subdivision
to utilize the two driveways and off-street parking stalls.
4. If required by the Meridian Public Works Department, the Applicant shall be required to
extend water mains to and through the proposed development. Water service to the
subdivision shall be from existing mains in Cherry Lane.
5. Underground vear-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. Applicant shall be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, asingle-point connection to the culinary water system shall be required. If a
single-point connection is utilized, the developer shall be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the Meridian
City Engineer.
6. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees for
RECOMMENDATION TO CITY COUNCIL FOR A PRELIMINARY PLAT CONTAINING 6 OFFICE LOTS IN
THE L-O ZONE, BY PINNACLE ENGINEERS, INC., CHERRY LANE OFFICE PARK SUBDIVISION,
PP-03-029
- Page 2
those trees that have to be removed. Coordinate the proposed tree mitigation plan with
Elroy Huff in the Meridian Parks Department (888-3579).
Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retentionbacins) must be designed
to ensure that water will percolate or discharge within a period of time not to exceed 24
hours for all storms up to and including a 100-year storm event. Side slopes within
drainage areas shall not exceed 3:1. The project engineer should pay close attention to
the results of field studies determining the groundwater, soil type & and characteristics
during the design and construction phases.
STANDARD CONDITIONS (PRELIMINARY PLATT
Submit a copy of the Ada County Street Name Committee's final approval letter for the
subdivision name, including lot and block numbering. Make any corrections necessary to
conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3. A letter of credit or cash surety in the amount of 110% will be required for all
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature of the
final plat.
4. Streetlights will be required at locations designated by the Public Works Department. All
streetlights shall be installed at the subdivider's expense. Typical locations are at street
intersections and/or fire hydrants.
5. A detailed landscape plan for the common areas, including pathways and types of
construction, shall be submitted for review and approval with the submittal of the final
plat applications. The plan must include sizes and species of trees, shrubs, berming/swale
details, and all proposed ground cover/treatment. A letter of credit or cash surety in the
amount of 110% will be required for all fencing, landscaping, pressurized irrigation,
sanitary sewer, water, etc., prior to signature on the Final Plat.
6. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
MCC 12-4-13. The ditches to be piped should be shown on the site plans. 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.
7. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per MCC 9-1-4 and 9-4-8. Wells maybe used for
non-domestic purposes such as landscape irrigation.
RECOMMENDATION TO CITY COUNCIL FOR A PRELIMINARY PLAT CONTAINING 6 OFFICE LOTS IN
THE L-O ZONE, BY PINNACLE ENGINEERS, INC., CHERRY LANE OFFICE PARK SUBDIVISION,
PP-03-029
-Page 3
8. Developer shall coordinate mailbox locations with the Meridian Post Office.
9. Any exisfing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
10. Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
B. Adopt the Recommendations of the Ada County Highway District as follows:
Site Specific Conditions of Approval
1. Utilize driveway # 1 located on Cherry Lane, 126-feet east of the west property line. This
location meets District policy and shall be approved with this application.
2. The applicant shall do one of the following:
Utilize driveway # 2 in its current location on Cherry Lane. Driveway # 2 is currently
located 210-feet east of driveway #1 (measured near edge to near edge) and
approximately 131-feet west of the near edge of Vineyards Avenue.
OR
Relocate driveway # 2, approximately 150-feet east of driveway # 1(measured near edge
to near edge) and 190-feet west of Vineyard Avenue.
Pave the driveway its full width and at least 30-feet into the site beyond the edge of
pavement of the roadway with 15-foot curb radii abutting the existing roadway edge.
3. Should the applicant relocate driveway # 2, the applicant shall be required to replace the
unused driveway on Cheny Lane with standard curb, gutter and concrete sidewalk to
match existing improvements abutting the site.
4. Other than the access point(s) specifically approved with this application, direct lot or
parcel access to Cheny Lane is prohibited. Lot access restrictions, as required with this
application, shall be stated on the fmal plat.
5. Comply with all Standard Conditions of Approval.
RECOMMENDATION TO CITY COUNCIL FOR A PRELIMINARY PLAT CONTAINING 6 OFFICE LOTS IN
THE LO ZONE, BY PINNACLE ENGINEERS, INC., CHERRY LANE OFFICE PARK SUBDIVISION,
PP-03-029
-Page 4
Standard Conditions of Approval
1. Any existing imgation 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.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services
procedures and all applicable ACHD Ordinances unless specifically waived herein. An
engineer registered in the State of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building
permit (or other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for
occupancy.
8. Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #197, also known as Ada County Highway District Road
Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-
way. The applicant at no cost to ACHD shall repair existing utilities damaged by the
applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least
two full business days prior to breaking ground within ACHD right-of--way. The
applicant shall contact ACRD Traffic Operations 387-6190 in the event any ACRD
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.
RECOMMENDATION TO CITY COUNCIL FOR A PRELIMINARY PLAT CONTAINING 6 OFFICE LOTS IN
THE L-O ZONE, BY PINNACLE ENGINEERS, INC, CHERRY LANE OFFICE PARK SUBDIVISION,
PP-03-029
-Page 5
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 awaiver/variance of said requirements or
other legal relief is granted pursuant to the law in effect at the time the change in use is
sought.
C. Adopt the Recommendations of the Settlers Irrigation District as follows:
1. All irrigation drainage facilities along with their easements must be protected and
continue to function. The Settlers Canal courses along the east and south boundaries of
the property in RCP pipe.
2. Any changes to the existing irrigation system such as relocation, tiling, and landscaping
must be approved by Settlers Irrigation District.
3. SID does not allow any trees or permanent structures within its easement.
4. SID does not allow any storm drainage into its system.
D. Adopt the Recommendations of the Meridian Fire Department as follows:
1. That afire-flow as required by the International Fire Code is provided to service the entire
project. Fire hydrants shall be placed an average of 350' apart.
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
4. All internal & external roads shall have a turning radius of 28' inside and 48' outside.
5. Operational fire hydrants are required before combustible construction begins.
6. The proposed subdivision will have an unknown transient population and will have an
unknown impact Meridian Fire Department call volumes. According to a report
wmpleted 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.
7. No vertical obstructions or mature landscaping which obstructs the outlets of the fire
hydrant within 10'.
RECOMMENDATION TO CITY COUNCIL FOR A PRELIMINARY PLAT CONTAINING 6 OFFICE LOTS IN
THE L-O ZONE, BY PINNACLE ENGINEERS, INC., CHERRY LANE OFFICE PARK SUBDIVISION,
PP-03-029
-Page 6
8. Vertical clearance for driveways shall be 13'6", this may affect tree placement in
landscaping areas.
9. The driveway shall have a clear driving surface which is20' wide available at all times.
10. Buildings on the South end of the proposed projects shall have their address posted on the
street side of the building.
11. It is requested that the buildings on the North side of the project have their addresses
posted on a monument sign at each entrance on Cheny Lane and on the buildings in 6"
numbers.
E. Adopt the Recommendations of the 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.
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 bepre-treated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality. 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 Comrnents/Becommendations of Meridian City Water Department as follows:
This property is currently supplied by a 1 inch service with a 1 inch meter setter necked down to
a'/ inch meter. If more gallons per minute is required a 1 inch meter could be installed without
excavation.
RECOMMENDATION TO CITY COUNCIL FOR A PRELIMINARY PLAT CONTAINING 6 OFFICE LOTS IN
THE L-O ZONE, BY PINNACLE ENGINEERS, INC., CHERRY LANE OFFICE PARK SUBDIVISION,
PP-03-029
-Page 7