HomeMy WebLinkAboutCherry Lane Office Park Sub PPDecember 15, 2003
MERIDIAN PLANNING & ZONING MEETING December 18, 2003
APPLICANT Pinnacle Engineers - Dave McKinnon ITEM NO.
PP 03-024
5
REQUEST Continued Public Hearing from November 20, 2003 — Request for a Preliminary Plat
approval of 6 building lots on 2.064 acres in an L-0 zone for Cherry Lane Office Park Subdivision —
2150 West Cherry Lane
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 previous Item Packet
INTERMOUNTAIN GAS:
OTHER: See attached letter from Rave McKinnon
Contacted:
Date:
Emailed: Staff Initials:
-bcjc�
Phone:
Materials presented at public meeNnps shall become property of the Cly of Meridian.
------•..a...o usineers, ine. 208-887-7781 -
p.2
PINNACLE
Engineers, Inc.
TO: Meridian Planning and Zoning Commission �
33 E. Idaho Street _ _�_j'' ti t I .t le'?'
Meridian, ID 83642 P!r:C 1 t 2003
DATE: December 11, 2003 Of T`,IeAdiati
Clerk Office
RE; Revised Cherry Lane Office Park Staff Report response
Dear Commissioners,
The following comments concern the revised staff report for the proposed Cherry Lane
— 9ffiPe Park Conditional Use Permit:
(The Planning and Zoning staff did not revise the Preliminary Plat portion of the
staff report and we continue to agree with the preliminary plat recommendation
and conditions of approval.)
SITE SPECIFIC CONDITIONS (CONDITIONAL USF/PD)
1. (Pg. 12) Applicant will comply.
2. (Pg. 12) Applicant will comply.
3. (Pg. 13) Applicant will comply, however due to the existing dual usage of the
buffer as a drainage swale we request that the drain rock be allowed to remail.
4. (Pg. 13) Applicata will comply with the re -striping and back-up aisle
requirement. According to the MCC (11-13) compact stalls can be reduced to
7%: feet wide rather than 9 feet in width as noted in the staff report. Allowing
the reduction to 7%i feet would provide one additional parking stall and would
eliminate the need to add additional asphalt to the site by utilizing the existing
asphalt for the 5' back up area.
5. (Pg. 13) The applicant disagrees with the s•tgffrecommendation to remove the
6 proposed parking stalls adjacent to the eastern driveway into the office
park. Staff analysis of the parking situation (Note 1, top qf' page 12)
accurately points out that the minimum number of parking stalls required for
"office •' development and the nursing home is only 46 stalls, however
Meridian's minimum parking standard of 1:400 sf for office use does not
accurately reflect the market demand for parking in an office park
The market demand is closer to 1: 250 sf The ratio that we have proposed in
the office park is currently 1:275 sf, the further reduction of the parking by 6
stalls pushes the ratio to L-300, lower than market demand. Further, the staff
analysis does not consider the parking ration if the buildings develop as
12552 W. EXECUTIVE DRIVE, SUITE B • BOISE, IDAHO 83713 • (208) 887-7760 • FAX (208) 887.7781
C036219 Revised staff repos response 121103
DEC 11 103 10:58
-- - uiganeers, inc. 208-887-7781
P.3
medical office uses, parking demand per 4CCII-13 will increase (1:200 for
applicable areas, i:e, 11witing ra(ms, trvntmenl rooms otc...). Reducing the
parking further will make marketing the buildings diffrcult at best.
We agree with reducing the width of the drive aisle along the eastern
driveway to 25 feet and adding additional landscaping to the plaza area, and
would be willing to eliminate the 3 parking stalls along the east side of the
driveway, Additional parking can be added to the parking aisle north of the
enlarged plaza to recoup the lost parking. Landscaping can be increased, as
well as maintaining parking under this scenario. Furthermore, the Proposed
parking along the driveway meets the minimum parking standards of the City
of'Meridian.
Further review of the site plan, in reference to the parking situation has
indicated that even more parking maybe needed to meet market demand. The
westernmost proposed building, adjacent to Cherry Lane may need to be
Partially reduced in depth to provide parking on the north side of the building.
The width of the building could be lengthened to accommodate the loss of
depth. The additional width can come from the Swale area west of the
Proposed building and the reduction of the driveway aisle.
Additionally the northwestern most building can be eliminated and replaced
with additional parking per the attached revised site plan. If the existing
church building is not utilized as a nursing home additional parking will be
needed for the future re -use of the building.
A revised site plan detailing the requested changes can be submitted at least
ten (10) days prior to the City Council meeting for the proposed development.
6. (Pg. 13) Applicant will comply with the submission of a new site plan. Prior
to the City Council hearing for the proposed development.
We agree to all of the standard conditions of approval. If you have any questions please
feel free to contact me at (208) 887-7760 or via e-mail at davem(a.)pinnacle-
engineers.com.
Sincerely,
Dave McKinnon
Land Use Planner
cc: File #C036219
C036219 Revised staff report response 121103
DEC 11 '03 10:58
inc. eU8-887-7781 p.4
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FAX TRANSMITTAL
DATE: 11 -Dec -03 JOB NO.: C036219
FROM: Dave McKinnon
TO: Anna Powell, Craig Hood, and Will Berg
FIRM:
ADDRESS:
FAX NUMBER SENT TO: 888-6854nd 888-4218
NUMBER OF PAGES (INCLUDING COVER SHEET): 4
RE: Cherry Lane Office Park staff report response - Revised
12552 W. EXECUTIVE DR SUITE B, BOISE, IDAHO 83713
CIV 1L/STRUCTURAL/PLANNING/SURV EYING
PH (208) 887-7760 (208) 887-7781 FAX
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DEC 16 20M
TO: Meridian Planning and Zoning Commission
of
33 E. Idaho Street Clt an
Y Meridian
Meridian, LD
83642
Cit
Y
CIerk Office
DATE: December 11, 2003
RE: Revised Cherry Lane Office Park Staff Report response
- - - — -"-
)car -Qajl)L+�c+0_r5„'IS - - _ - ----_ - -- - - �— - -
The following comments concern the revised staff report for the, proposed Cherry Lane
Office Park Conditional Use Permit:
(The Planning and Zoning staff did not revise the Preliminary Plat portiowof the -
staff report, and we continue to agree with the preliminary plat recommendation
and conditins of approval.)
SITE SPECIFIC CONDITIONS (CONDITIONAL USE/PD)
1. (Pg. 12) Applicantwill comply.
2. ft. 12) Applicant will comply.
I. (Pg. 13) Applicant will corn ly, however due to the existing dual usage of the
buffer as a drainage swale we request that the drain rock be allowed to remain. P
4. (Pg. 13) Applicant will comply -with the, re -striping and,, bakup aisle
requirement. According to the MCC_ (11-13) compact stalls can be' reduced to,
7'/2 feet wide rather than 9 feet in width as noted in the staff report. Allowing
the, reduction to 7'/a, feet would provide one additional parking stall and would
eliminate the need to add additional asphalt to the site by utilizing the existing
asphalt, for the 5' back up area. "
5. (Pg. 13) Ae applicant disagrees with the staff recommendation to remove the
6 proposedparking stalls adjacent, to the 'eastern driveway, into the office
park. Staff analysis of the parking situation (Note 1, top of page 12)
accurately points out that the minimum number of parking stalls, required for
"office " alevel cpment, and the nursing home is only _ 46 -stalls, however-'
Aferidian's minimum parking standard of 1,400 sf for office_ use does not
accurately reflect,the market demand for parking in. an office park.
The market demand is closer to 1:250 sf. Theratio that we have proposed in
the office park,is currently 1:275 sf, the further reduction of the parking .by 6
stalls pushes, the ratio to 1.•300, lower than market demand. Further, 'the 'staff
analysis does not consider the parking ration' tf the buildings develop as
12552 W EXECUTIVE DRIVE, SUITE; B BOISE, IDAHO 83713 • (208) 8874760 -,FAX (208) 887-7781
C036219 Revised staff report response 121103 _ _
medical office uses, parking demand per: MCC11-13 will increase (1:200 for
applicable,areav,,`i,e: waiting rooms,! -treatment rooms etc-,..). Reducing the
parkingfurther will make 'marketing the buildings dicultafbest.
r'
We agree' with reducing the width of -the drive aislel along the eastern
driveway to 25 feet and adding additional landscaping to the plaza area, and
Mould be !willing to eliminate the 3 parking stalls alongth'e east side of the
driveway. Additional parking can be added'to the parking aisle north of the
enlarged plaza to recoup the lost parking: Landscaping can be increased, as
well`a&-'maintaining'parking under this scenario. ` Furthermore, the proposed
parking along the driveway meets the minimum parking standards ,of the City
of Meridian. -
--Further- Len review of the site plan, -in-"rence-lathe=arksnsitu" ion
indicated
that even more parking may, be needed to meet market demand. iThe
westernmost proposed building,, adjacent, to Cherry Lane may need.to ,he
partially reduced in depth to provide parking on the north side of the; building.
i
The, width of the building could be lengthened to accommodate the loss of
depth. The additional width can come from the Swale area west ,of the
proposed building and thereductionof the driveway aisle. _
Additionally, the northwestern most building can be eliminated and replaced -
with,, additional parking,per, the attached revised site plan. If the existing
church building is not �utilizeid as a. nursing home -additional parking will be -
_ needed for the fu' tura re -use of the'.building.
r
Arevised site plan detailing the requested changes 'can be submitted at least
- ten (10) days prior to th'e-City Council meeting forthe proposed development
�6. (Pg.' 13)'Ap'plicant will complywith the submission o£a new.site plan. Prior
,tothe City Council hearing for the proposed development.
We agree to
all of the standard conditions of approval. If you have any questions please
feel &ee to � contacti me at (208) ,887-7760 or 'via e-mail at davera pinnacle-,
ehgineers.com." -
Sincerely,
L
I� 1l
. - Dave McKinnon -
-Land Use Planner'
cc: File #C036219 6
(C R I evFsed, staffreport response 121103 - -
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE December 18, 2003 ITEM #
PROJECT NUMBER
PP 03-029
5
PROJECT NAME Cherry Lane Office Park Subdivision
NAME (PLEASE PR
FOR IAGAINSTINEUTRAL
November 17, 2003
MERIDIAN PLANNING & ZONING MEETING November 20, 2003
APPLICANT Pinnacle Engineers - Dave McKinnon ITEM NO.
PP 03-029
5
REQUEST Continued Public Hearing from November 6, 2003 - Request for Preliminary Plot approval
of 6 building lots on 2.064 acres in an L-0 zone for Cherry Lane Office Park Subdivision - 2150 West
Cherry Lane
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:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
COMMENTS
See previous Item Packet
See attached Staff Comments
Ccll-rLaJ . f1 1-1 i o
12A 18103
LDate: - '�
Staff Initials:
Materials presented at public meetings shall become properly of the City of Meridian.
HUB OF TREASURE VALLEY
MAYOR A Good Place to Live LEGAL DEPARTMENT
Robert D. Corrie (208) 466-9272 -Fax 466-4401
Y COUNCIL MEMBERS CITY OF MERIDIAN PUBLIC WORKS
C1 I 33 EAST IDAHO BUILDING DEPARTMENT
I anmry de Weerd (208) 898-5500 Fax 887-1297
Keith Bird MERIDIAN, IDAHO 83642
Cheric McCandless (208) 888-4433 FAX(208)8874813 PLANNNG AND ZONING
City Clerk Office Fax (208) 888-4218 DEPARTMEN9'
William L.M. Nary (208) 884-5533 FAX 888-6854
STAFF REPORT: P&Z Hearing Date: November 20, 2003
Transmittal Date: November 13, 2003
To: Mayor, City Council and Planning &Zoning Commission CE ED
From: Bruce Freckleton, Senior Engineering Tech
jy 9 20(13
Craig Hood, Associate City Planner ��
City Q(Mnidipm.
Re: Cherry Lane Office Park ,Ciky Ckrk Office,
• Preliminary Plat (PP) Approval of 6 Building Lots on 2.07 Acres in the L-0 Zone,
by Pinnacle Engineers, Inc. (File No. PP -03-029).
• Conditional Use Permit (CUP) for a Planned Development (PD) for a Nursing
Home Facility for 40 Patients & Office Pad Sites to Include Reduced Setbacks,
Reduced Buffers, and Reduced Landscaping Along Cherry Lane, by Pinnacle
Engineers, Inc. (File No. CUP -03-048).
PJ/'e have reviewed the aforementioned applications and now offer the following comments, as
conditions of the Applicant. These conditions shall be considered in full, unless expressly modified or
dcleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
At the Planning & Zoning Commission meeting on November 6, 2003, the Commission directed
staff to modify the original recommendation to include revised findings for approval for the
submitted development Staff has revised the original findings and has included conditions for
approval of the submitted Preliminary Plat and Conditional Use Permit applications.
The Applicant, Pinnacle Engineers, Inc., has requested Preliminary Plat (PP) and Conditional Use
Permit (CUP) approval for a Planned Development (PD) on 2.07 acres of land located on the north side
of Fairview Avenue, approximately 1/3 of a mile west of Linder Road. The subject site lies within a
Public/Quasi-Public area of the 2002 Comprehensive Plan Future Land Use Map. The property is
presently zoned L-0, and is currently used as a church and for church related activities. The subject
applications were submitted concurrently to the Planning & Zoning Department for review.
The submitted preliminary plat application proposes six office lots with the landscaping, driveways,
parking and common areas to be within easements. The Conditional Use/Plarmed Development
includes a request to allow the operation of a nursing home facility in an L -O zone, and modified
development standards including reduced landscape buffer widths and reduced building setbacks. (See
chart below for a comparison and summary of proposed exceptions.) Nursing homes are a conditional
use in the L -O zone (MCC 11-8-1).
PP -03-029, CUP -03-048 Cheri 1—inc oil -ice Park PZ2 P1'.C-UP_doc
Mayor, Council, and P&Z Commission
Hearing Date: November 20, 2003
Page 2
Arterial Landscaping -
Building Setback in L -O Zone -
City Minimum Requirement
25 feet
City Minimum Requirement
30 feet to Arterial (front)
Proposed Minimum
7 to 8 feet
Proposed Setback
15 feet to property line in
the narrative; 13 feet to the
property line shown on the
submitted site plan
The Applicant has proposed to construct two small landscaped plazas with picnic benches as amenities
for the PD. (See Special Considerations under C onditional Use P ermit Analysis below for detailed
analysis of the proposed amenities).
Please note that this appears to be the first request the Department has accepted for re -development of
a church site. When the Comprehensive Plan Future Land Use Map was developed, all existing
churches were designated as public/quasi-public. As detailed in the staff report, the Comprehensive
Plan sets forth a limited number of uses as being appropriate in these areas. Staff anticipates that we
will have similar requests in the near future. We are asking the Mayor, Council, and Planning and
Zoning Commission to not only act on the subject applications but also provide staff direction on how
to deal with similar situations in the future.
CURRENT OWNERS OF RECORD
Cherry Lane Baptist Church of Meridian Idaho, Inc. is the current property owner and has submitted
notarized consent for Pinnacle Engineers, Inc. to submit the subject applications.
LOCATION
The subject 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.
SURROUNDING PROPERTIES
North: Single -Family Residential (One Subdivision), Zoned R-4
South: Single -Family Residential (Vineyards Subdivision), Zoned R-4
East: Single -Family Residential (Valeri Place Subdivision), Zoned R-4
West: Single -Family Residential (One Subdivision), Zoned R-4
PRELIMINARY PLAT ANALYSIS
Sections 12-3-3.J.2 and 12-3-5.13 of Meridian City Code read as follows: In determining the
acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this
title and at least the following:
PP -03-029, CUP -03-048 Cherry Lane Office Park HIPP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: November 20, 2003
Page 3
A. The conformance of the subdivision with the Comprehensive Development Plan;
The Planning and Zoning Commission finds that the lot configuration and overall
design of the subdivision are in general conformance with the City of Meridian
Comprehensive Plan.
B. The availability of public services to accommodate the proposed development;
The developer will be responsible for financing the extension of sewer, water, utilities
and irrigation services needed to serve the project. The primary public costs to serve
the future residents will be fire and police services. Staff finds that public services can
be made available to accommodate the proposed development. The Commission and
Council should reference any written and/or verbal testimony submitted by the
Meridian Police and Fire Departments regarding their ability to adequately service this
proj ect.
C. The continuity of the proposed development with the capital improvement
program;
Because the developer is installing sewer, water, utilities and irrigation, for the
development at their cost, staff finds that the subdivision will not conflict with the
capital improvement program.
D. The public financial capability of supporting services for the proposed
development;
Staff finds that the City and its related services are capable of servicing the proposed.
development. The development will not require major expenditures for providing
supporting services. Staff recommends that the Commission and Council reference any
written and/or verbal testimony submitted by the Meridian Police and Fire Departments
with regard to their capability to serve the proposed development.
E. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any health, safety or environmental problems
associated with this subdivision that should be brought to the Council or
Commission's attention. Staff has not identified any environmental problems that
may be associated with the development of this site. ACHD considers road safety
issues in their analysis, and ACHD staff has recommended, with conditions, approval
of the subject subdivision. Staff finds the Commission and Council should rely on any
public testimony that may be presented to determine whether or not the proposed
subdivision may cause health, safety or environmental problems of which staff is
unaware.
PP -03-029, CUP -03-048 Chem Lane Office Park PZ2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: November 20, 2003
Page 4
SPECIAL CONSIDERATIONS (PRELIMINARY PLAT)
A. Street Buffers: Meridian City Code requires 25 -foot wide landscaped street buffers along
Cherry Lane, an arterial street (MCC 12-13-10-4). A 7 -foot to 8 -foot wide landscape buffer
along Cherry Lane, west of the western driveway, and a 13 -foot to 15 -foot wide landscape
buffer east of the western driveway are shown on the submitted Site and Landscape Plan. The
Applicant is asking for reduced landscape buffers adjacent to Cherry Lane as provided for in
the Alternative Compliance section of the Landscape Ordinance (MCC 12-13-18). See Site
Specific Condition #1 below and Special Consideration "A" in the Conditional Use Permit
section of this report.
B. Land -Use Buffers: Meridian City Code 12-13-12-4 requires a 20 -foot wide landscape buffer
between office/quasi-public uses and single-family homes. The Applicant is proposing a 20 -
foot wide landscape buffer between the existing single-family land uses and the proposed
development along the eastern and the northern boundaries of the site. The exception to the 20 -
foot wide buffer is where the existing church (future nursing home) building is located
approximately 10 feet from property lines. A full 20 -foot wide landscape buffer between the
existing building and the property lines i s impractical. There i s an existing 6 -foot t all cedar
fence that currently separates the two land uses and traverses the entire perimeter of the
development. Because there is an existing 6 -foot high fence along the perimeter of the site, and
because trees are prohibited where the new sewer line is proposed (north of the existing
building), staff recommends a modification to the standard requirement for additional
landscaping along the west and northern property lines, between the existing church and the
single-family homes as normally required with MCC 12-13-12-3. See Site Specific Condition
#2 below.
C. Cross Access Agreement: The Applicant is proposing two access points onto Cherry Lane to
serve the development. ACHD staff has reviewed the access points for compliance with policy.
Further, the site has ample parking when considered together (46 stalls required, 61 stalls
proposed). However, some individual lots are under -parked. Therefore, the Applicant should
be required to record a cross parking/cross access agreement for the project as a whole. See
Site Specific Condition #3 below.
D. Building Setbacks: The required front setback in an L-0 zone is 30 feet along arterials.
Concurrent with the Applicant's request to reduce the landscape buffer on Cherry Lane is the
petition for a reduced front/street building setback to 15 feet. Staff normally supports such
reductions for "New Urbanism" type designs as they usually provide a visual amenity and a
more pedestrian friendly design. However, when staff requested elevations from the Applicant
for the buildings along Cherry Lane, the elevations that the Applicant provided were of
buildings with parking in front of the entrance. Other than gabled roofs, the Applicant has not
satisfactorily portrayed how the buildings abutting Cherry Lane will be designed to meet the
"New Urbanism" type of design. See Special Consideration "A" in the Conditional Use Permit
section below.
PP -03-029, CUP -03-048 Cherry Lane Office Park PZ2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: November 20, 2003
Page 5
E. Sanitary Sewer Service: Currently the existing church is provided sanitary sewer service via a
gravity service line that exits the rear of the building and proceeds underground between the
two adjacent homes to the west. The applicant is proposing to install a sewage lift station to
pump the waste from the new proposed structures to the same discharge point. If this site can
not be served by gravity sewer, the lift station shall be private. The applicant may enter into a
operation and maintenance contract with the City for the facility.
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT)
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
a cross-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 year-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, a single -point
connection to the culinary water system shall be required. If a single -point connection is
utilized, the developer shall b e responsible for the p ayment o f assessments f or the c ommon
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 those trees that have
to be removed. Coordinate the proposed tree mitigation plan with Elroy Huff in the Meridian
Parks Department (888-3579).
7. Please submit all updated groundwater/soils monitoring data to the Public Works Department
for review. Any drainage areas (detention/retention basins) 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
PP -03-029, CUP -03-048 Cheny Lane Orfice Park PZ2. PP.CUPAnc
Mayor, Council, and P&Z Commission
Hearing Date: November 20, 2003
Page 6
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 PLAT)
1. 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% wi 11 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 may be used for non-domestic
purposes such as landscape irrigation.
8. Developer shall coordinate mailbox locations with the Meridian Post Office.
9. Any existing 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.
PP -03-029, CUP -03-048 Cherry Lane Office Park PZ2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: November 20, 2003
Page 7
CONDITIONAL USE PERMIT ANALYSIS
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 find evidence presented at the hearing(s) is adequate to establish (MCC 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;
As stated in MCC 12-6-1, "The purpose of the planned development process is to
provide opportunity for land development that preserves and utilized natural
topographic, geologic and scenic features; allows a more efficient pattern of residential,
commercial and industrial uses; fosters innovative design concepts and promotes
flexibility in site design; and provides for common open space or other amenities not
found in traditional lot -by -lot development." Deviations from the development
standards and/or area requirements of the zone may be approved with a PD application.
As part of the Planned Development (PD) the Applicant is seeking relief from the
standard parking lot dimensions, front setbacks and landscape buffers as required by
Meridian City Code. Due to the location of the existing church to the north and west
property lines, and the location of the existing parking lot south of the church building,
the required landscape buffers, setbacks, and parking lot dimensions on the western
portion of the site are not proposed in accordance with Meridian City Code. Further, the
Applicant is requesting modifications to the standard development requirements for the
landscape buffer along Cherry Lane and new building setbacks east of the western
driveway. Staff finds that the site is large enough to accommodate the proposed uses
and all vards, open spaces, parking landscaping and other features required by
ordinance and/or by modifying the requirements through the Planned Development
gent
process. See Special Considerations "A" 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 subject site is designated "Public/Quasi-Public" on the Comprehensive Plan Future
Land Use Map. Chapter 7 of the Comprehensive Plan defines Public, Quasi -Public and
Open Space as areas designated to preserve and protect existing private, municipal,
state, and federal land for area residents and visitors. Theses areas include
neighborhood, community, and urban parks. Government facilities, public and private
schools, health care facilities, churches, utilities, park and recreational areas, and
cemeteries are also considered public/quasi-public type uses. The Zoning Schedule of
Use Control Table requires nursing homes in the L -O zone to obtain a Conditional Use
Permit. The Applicant has applied for a Conditional Use Permit and requested
modification of building setbacks, landscape buffers, and parking lot dimensions as part
of the PD for the CUP.
PP -03-029, CUP -03-048 Cheny Lane Office Pail PZ2.PP.CURtloc
Mayor, Council, and P&Z Commission
Hearing Date: November 20, 2003
Page 8
Staff finds that the existing church, proposed for conversion to a nursing home facility
(health care), meets the definition of a quasi -public use and is in accordance with the
Zoning Ordinance except where noted herein (i.e., requested reduction of standards as
stated with the PD application). The other five lots within this development, proposed
for office use, do not meet the strict definition of a public or quasi -public use as defined
in Chapter 7 of the Comprehensive Plan. However, the Comprehensive Plan Future
Land Use Map designation appears to have been assigned to this property because the
church existed on the site when the designations were prepared. Future or further
development of church sites into office type uses was most likely never anticipated for
this site or other churches that have the same L -O zoning and comprehensive land use
designation as the subject site. Because the five proposed office pad sites meet the
general requirements outlined in the Zoning Ordinance for the L -O zone and because
limiting the subject site to develop with only the uses listed in the Comprehensive Plan
seems excessive, the Planning and Zoning Commission is recommending approval of
the proposed office use on this site.
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 general design, construction, operation, and maintenance should be
compatible with other uses in the general neighborhood and with the existing character
of the area. Staff acknowledges that the existing character of the area will, and is,
currently changing. Staff finds that redevelopment of this site will not adversely change
the essential character of area.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
The Council should rely upon public testimony, staff's analysis and other agency
comments when determining if the proposed uses will adversely affect the other
properties in the vicinity.
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;
Water service is proposed for extension to the site from the existing line in Cherry Lane.
Currently the existing church is provided sanitary sewer service via a gravity service
line that exits the rear of the building and proceeds underground between the two
adjacent homes to the west. The Applicant is proposing to install a sewage lift station
to pump the waste from the new proposed structures to the same discharge point. If this
PP -03-029, CUP -03-048 Cherry Lane Office Park PZ2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: November 20, 2003
Page 9
site can not be served by gravity sewer, the lift station shall be private. The Applicant
may enter into an operation and maintenance contract with the City for the facility.
ACHD staff has approved this application with conditions for driveway
location/construction and their standard requirements. The Commission and Council
should reference any written or verbal testimony submitted by the Meridian Police and
Fire Departments regarding their ability to adequately service this project.
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;
The developer will be required to finance the extension of sewer, water, utilities and
pressurized irrigation to serve the project. The primary public costs to serve the site will
be fire and police services. Staff finds there will not be excessive additional
requirements at public cost and that the proposed use will not be detrimental to the
community's economic welfare.
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;
The proposed uses on the subject property would create additional traffic on nearby
arterial roadways. On April 4, 2002, there were 14,352 vehicle trips on Cherry Lane,
west of Linder. ACHD staff has estimated that this development would generate 116
additional vehicle trips per day (98 existing) based on the Institute of Transportation
Engineers Trip Generation Manual. Although the development of this site will create
additional traffic on the surrounding roadways, staff does not believe that the amount of
vehicle trips generated by the proposed development would be detrimental to the overall
welfare of the public, commuters, residences, or property in the area.
Staff recognizes the fact that traffic and noise may increase with the development of this
site. Staff does not anticipate that the development of this site will create excessive
traffic, noise, smoke, fumes, glare, or odors.
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;
ACHD staff has reviewed and approved two vehicular approaches to the site from
Cherry Lane. Please review the ACHD report for this project for additional information
regarding this finding.
I. 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.
PP -03-029, CUP -03-048 Cheny Lane Office Payk PZ2-PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: November 20, 2003
Page 10
Staff is not aware of any natural or scenic feature(s) of major importance in the area that
may be affected by the proposed development.
SPECIAL CONSIDERATIONS (CONDITIONAL USE/PD)
A. Reduced Standards: The Applicant has requested approval of reduced development standards
including, reduced landscape buffers, building setbacks and parking lot dimensions.
Cherry Lane Landscape Buffer & Building Setbacks: The Applicant has requested that the
Cherry Lane landscape buffer be reduced as allowed in the Alternative Compliance section of
the Ordinance (MCC 12-13-18). The justification for the reduced landscape buffer along
Cherry Lane is the proposed "New Urbanism" concept of bringing the buildings closer to the
street and locating the parking in the rear, thereby softening the appearance of the streetscape.
Concurrent with the request for a reduced landscape buffer on Cherry Lane, the Applicant has
requested a 15 -foot building setback from Cherry Lane.
The Applicant's proposal of bringing the buildings closer to Cherry Lane and providing the
parking internally, does assist in providing a more pedestrian friendly design. However, in
order to meet the intent of a "New Urbanism" design, staff believes that the buildings should be
designed to function as pedestrian friendly buildings, with p edestrian access being provided
from Cherry Lane. If the Applicant provides a public pedestrian access to the two buildings that
face Cherry Lane, and if the buildings contain other architectural design features that make the
buildings visually appealing (windows, dormers etc.) from Cherry Lane staff recommends
approval of the requested 15 -foot building setback from Cherry Lane The Cherry Lane
landscape buffer shall be constructed in accordance with MCC 12-13-10 Staff recommends
that the Commission and Council reference any written and/or verbal testimony given at the
public hearing(s) to determine if the purpose intent and objectives of the Landscape Ordinance
is met by allowing a reduced landscape buffer width on Cherry Lane
NOTE 1: The Applicant has requested a 15 foot building setback from Cherry Lane but only
depicted a 13 foot setback on the submitted Site and Landscape Plan. Staff is concerned about
reducing the front building setbacks for any new structures to any less than 15 feet (measured
from the face of the building to the property line), and reducing the landscape buffer on Cherry
Lane, a designated arterial roadway any further. The landscape buffers of the adjoining
properties are approximately 8 feet in width.
NOTE 2: The Applicant is proposing an east -west walkway in front of the building(s) adjacent
to C berry Lane. T his walkway i s approximately 11 feet away from the sidewalk w ithin the
Cherry Lane right-of-way. If the landscape/green space between the front of the building(s) and
the sidewalk is reduced to 15 feet as requested staff recommends that the Applicant connect
the internal pedestrian paths with the sidewalk on Cherry Lane. The internal pathways should
be constructed north -south and not east -west to allow for more landscaping between the
buildings and the sidewalk on Cherry Lane See Site Specific Condition #2 below.
PP -03-029, CUP -03-048 Cheny Lane Officc Park PZ2.PP.CUP-doc
Mayor, Council, and P&Z Commission
Hearing Date: November 20, 2003
Page 11
Land Use Buffers: Meridian City Code 12-13-12-4 requires a 20 -foot wide landscape buffer
between office/quasi-public uses and single-family homes. The Applicant is proposing a 20 -
foot wide landscape buffer between the existing single-family land uses and the proposed
development along the eastern and the northern boundaries of the site. The exception to the 20 -
foot wide buffer is where the existing church (future nursing home) building is located
approximately 10 feet from the property lines. A full 20 -foot wide landscape buffer between
the existing building and the property lines is impractical. There is an existing 6 -foot tall cedar
fence that currently separates the two land uses and traverses the entire perimeter of the
development. Because there is an existing 6 -foot high fence along the perimeter of the site and
because trees are prohibited where the new sewer line is proposed (north of the existing
building), staff recommends a modification to the standard requirement for additional
landscaping along the west and northern property lines between the existing church and the
single-family lots as normally required with MCC 12-13-12-3 See Site Specific Condition 43
below.
Parking Lot Dimensions: The Applicant is showing a 21 -foot wide drive aisle width for the
existing parking area west of the western driveway. Because the parking area currently exists
and modifying the parking area to meet the standard dimensions would result in either a loss of
landscaping on Cherry Lane or modifications to the existing building staff is recommending an
alteration to the standard parking area dimensions for the parking area west of the western
driveway. In exchange for utilizing an alternativeap rking lot area as outlined in MCC 12-13-4
the Applicant should re -stripe and sign the stalls to be compact (15 -feet long by 9 -feet wide).
This recommendation would still allow a 25 -foot wide drive aisle and allow the Applicant to
retain the existing parking stalls to the south of the existing structure. Further, staff
recommends that the Applicant remove the western -most stall and provide a 5 -foot wide back-
up/turnaround area, allowing for a more efficient use of the parking area Said back-
up/turnaround area should be a minimum 5 -feet wide and 25 -feet long and be improved with
pavement. See Parking/Circulation Design and Site Specific Condition #4 below.
B. Amenities: As part of the PD, the Applicant is proposing two small landscape plazas with
picnic benches as the two required amenities. The first plaza is located in front of the nursing
home facility and is approximately 1,750 square -feet in size. The second plaza is located on the
east side of the eastern driveway and is approximately 1,300 square -feet in size. These plazas
comprise approximately 3.5% of the gross site area. By comparison, the Applicant has asked to
reduce the required landscape buffer by approximately 5,000 square feet, but has only provided
approximately 3,000 square -feet for the plaza amenities. Staff is supportive of the plaza
concept, including the picnic tables. However, staff finds that the design of the second plaza,
including the location, size and the physical relationship of the plaza to the proposed
entrance/parking area and buildings, is not adequate to satisfy the amenity requirement. Staff
recommends that the Applicant remove the six proposed parking stalls that are located near the
eastern driveway's entrance Further, the drive aisle should be reduced from the 41 -foot width
proposed (measured from the back of stall to back of stall) The impervious areas should be
incoMorated into the common plaza area and into additional landscaping adjacent to the
proposed building on Lot 3. See Site Specific Condition #5 below.
PP -03-029, CUP -03-048 Cherry Lane Office Park PZ2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: November 20, 2003
Page 12
With the above-described changes, staff believes that the proposed amenities will be
appropriate for the size and uses of the proposed development. Fifteen (15) copies of a revised
Site and Landscape Plan reflecting the above -describe changes, should be submitted to the
City Clerk's office at least ten (10) days prior to the next public hearing for this application
The Commission and Council should review the amenities and determine if they are
"appropriate to the size and uses of the proposed development." See Site Specific Condition #6
below.
NOTE 1: The Applicant has proposed 61 parking stalls to serve the development; 46 parking
stalls are required based on the proposed building sizes and uses. The recommended reduction
of six parking stalls near the eastern driveway does not place the development below the
required minimum number of stalls.
NOTE 2: The Applicant should provide a note on the plat, or another means to make sure that
common areas (parking, drive -aisles, landscape areas, etc.) are adequately maintained.
C. Parking/Circulation Design: The Applicant has shown a 24 -foot wide drive aisle and 4 -foot
wide internal planters (measured inside of curbs) for the `heyv" parking area, east of the
western driveway. In accordance with MCC, all drive aisles shall be a minimum of 2 5 -feet
wide (measured from back -of -stall to back -of -stall or back -of -curbing). All internal planters
shall not be less than 5 feet in width (inside curbs), shall contain a minimum of 50 square -feet
and shall contain at least 1 tree and shall be covered with low shrubs, lawn, or other vegetative
ground cover. All internal drive aisles east of the western driveway shall be 25 -feet in width
parking stalls shall be standard width and length (19 feet x 9 feet) and landscaping shall be
installed as described in MCC 12-13.
D. Comprehensive Plan Consistency' The subject site is designated "Public/Quasi-Public" on the
Comprehensive Plan Future Land Use Map. Chapter 7 of the Comprehensive Plan defines
Public, Quasi -Public and Open Space as areas designated to preserve and protect existing
private, municipal, state, and federal land for area residents and visitors. Theses areas include
neighborhood, community, and urban parks. Government facilities, public and private schools,
health care facilities, churches, utilities, park and recreational areas, and cemeteries are also
considered public/quasi-public type uses. See Finding `B" above.
SITE SPECIFIC CONDITIONS (CONDITIONAL USE/PD)
1. The Applicant shall meet all of the requirements of the Preliminary Plat as a condition of the
Conditional Use Permit.
2. Building setbacks for Lots 2 and 5, Block 1, may be reduced to 15 feet (measured from the face
of the building to the property line) if pedestrian access and architectural design features
(windows, dormers, etc.) are placed on the south elevations. Connect the Cherry Lane entrance
of the buildings with the existing sidewalk on Cherry Lane with a north -south oriented
pedestrian pathway. If pedestrian access and architectural design features are not included on
the buildings abutting Cherry Lane, a 25 -foot wide landscape buffer and building setback shall
be required. All landscaping along Cherry Lane shall be in accordance with MCC 12-13-10.
PP -03-029, CUP -03-048 Cherry Lune Oflice Park MTP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: November 20, 2003
Page 13
3. Except abutting the existing structure on Lot 1, Block 1, provide a 20 -foot wide landscape
buffer along the north and east property lines, as proposed. Buffer materials shall be installed in
accordance with MCC 12-13-12, including a mixture of evergreen and deciduous trees, shrubs,
and other ground cover to buffer the adjacent homes from the proposed development. The
existing 10 -foot wide setback and buffer adjacent to the existing structure, is approved with an
alteration of MCC, and is approved due to the location of the existing structure on the proposed
Lot 1. Block 1.
4. Re -stripe and sign the parking stalls south of the existing structure on Lot 1, Block 1, for
compact cars (15 -feet long by 9 -feet wide). Provide a back-up/tumaround area for the western
most compact parking stall in the parking area. Said back-up/turnaround area shall be paved a
minimum five feet in width. Other than the existing drive aisle and parking west of the western
driveway, the drive aisles and parking areas (including landscaping) within the development
shall be constructed in accordance with MCC 11-13 and MCC 12-13.
5. Remove the six proposed parking stalls that are located near the eastern driveway's entrance.
Reduce the eastern driveway from the 41 -foot width proposed. Said impervious areas (six
parking stalls and drive aisle area) shall be incorporated into the common plaza area and into
additional landscaping adjacent to the proposed building on Lot 3, Block 1. Provide a note on
the plat, or another means to make sure that maintenance of the common areas (parking, drive -
aisles, landscape areas, etc.) throughout the development is accounted for.
6. The Applicant shall submit 15 copies of a revised Site and Landscape Plan to the City Clerk's
office at least 10 days prior to the next public hearing for this application. Said revised Site and
Landscape Plan shall include all of the modifications required in the Site Specific Conditions
above.
STANDARD CONDITIONS (CONDITIONAL USE/PD)
1. Off-street parking shall be provided in accordance with City of Meridian Zoning and
Development Ordinance and/or as detailed in site-specific requirements. 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.
2. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall
be s ubmitted t o t he C ity E ngineer for a 11 o ff-street p arking a reas. All s ite d rainage s hall b e
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.
3. Outside lighting shall be designed and placed so as not to direct illumination on any nearby
residential areas and in accordance with City Ordinance.
PP -03-029, CUP -03-048 Cherry Lane Office Park PZ2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: November 20, 2003
Page 14
4. 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.
STAFF RECOMMENDATION
Due to the above stated findings, staff recommends approval of the preliminary plat (PP -03-029)
and conditional use permit (CUP -03-048) applications.
PP -03-029, CUP -03-048 Cherry Lane Office Park PZ2.PP.CUP.doc
PINNACLE RECEIVED
Engineers, Inc. NOV 18 2003
Cil" nrTk1F4X'--
City Clerk Office
TO: Anna Powell, Director Will Berg, City Clerk
City of Meridian Planning & Zoning City of Meridian
660 E. Watertower, Ste 200 33 E. Idaho Street
Meridian, ID 83642-2600 Meridian, ID 83642
DATE: November 17, 2003
RE: Request for tabling of the Cherry Lane Office Park to the first meeting in
December.
Dear Anna:
Thank you for revising the staff report for the Cherry Lane Office Park Subdivision in a timely
manner. We appreciate the inclusion of the new conditions of approval and upon reviewing said
conditions of approval there was only one condition that creates concern for our client and
ourselves. The request for reducing parking within the project may create marketing difficulties
for the proposed buildings.
Our client would like to be at the public hearing when this issue is discussed and unfortunately
he will be out of town this Thursday. Therefore we ask that the Planning and Zoning
Commission table (or continue the public hearing) until the first meeting in December.
We have provided photos of the style of buildings to be built in the office park as requested. If
you have any questions please feel free to contact me at (208) 887-7760 or via e-mail at
davem(a),ninnacle-engineers.com.
Sincerely,
Dave McKinnon
Land Use Planner
cc: File#C036219
Dave Buich
12552 W. EXECUTIVE DRIVE, SUITE B • BOISE, IDAHO 83713 • (208) 887-7760 • FAX (208) 887-7781
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE November 20, 2003 ITEM #
PROJECT NUMBER
PP 03-029
RECEIVED
NOV 2 0 2003
City Of Meridian
City Clerk Office
5
PROJECT NAME Cherry Lane Office Park Subdivision
NAME (PLEASE P
FOR I AGAINST I NEUTRAL
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE November 6, 2003 ITEM #
PROJECT NUMBER
PP 03-029
7
PROJECT NAME Cherry Lane Office Park Subdivision
NAME (PLEASE PRIN
FOR I AGAINST I NEUTRAL
'' !COO
I-illep
TO: Craig,Hood and the Meridian Planning and Zoning Commission
Meridian City Clerk �,ry �r
33 E. Idaho St. RECEI ED
Meridian, 1D ,83642 NOV'0 4 °2003
DATE: October 31, 2003' f,,i',, OfMeridian
is ity Clerk Office -
RE: Cherry Lane Office Park Staff Report
I remember hearing someplace that the Planning and Zoning Commission likes to have written
comments from applicants in regards to their stance on issues contained in the staff report, so on
behalf of our client, Pinnacle Engineers, Inc: offers the fallowing Comments and proposed
changes to the staff report preparedfor the Cherry Lane Office Park Development:i
Special Considerations, Preliminary Plat (page 4)' ,
A. Street Buffers: Please note that the requested buffer reduction is, approximately 2 times ;
the width of the existing landscape buffer.
B. Land Use, Buffers: No Comment.; i '
C. Cress Access Easement: -No Coin ent.
D Building Setbacks- Anticipatedbuilding elevations were submitted with the original
application, no new elevations or information concerning the lack of elevations; were
requested from Pinnacle or our.client until we received the staff'report. The building
facades will include' gabled roofs and will be designed to, have a common architectural
theme. The "New Urbanism" concept of bringing the building to the street rather than
placing it behind a sea of parking will increase visual appeal the streetscape and will
encourage pedestrian traffic from the surrounding residential uses. The remainder of the
comments in this'section does not recommenId denial of the reduced setback, but rather ,
indicate, "Staff normally supports such reductions".
E. Sanitary .SewefSeivice:No,Co'mment.
Site SpecLic Qonditions Preliminary Plat e 5)
L`Ap .licant will comply.
p PY
2. Applicant will comply:
3. Applicant will comply:,
4
Applicant will comply.' For purposes sof clarification, catioi, the waterWillnot be brought
through; as there is no need to prov�idej water to adjacent parcels;
5. Applicant willcomply. _
12552iW. EXECUTIVE DRIVE, SUITE B • BOISE, IDAHO 83713• (208) 887-7760 • PAX (208) 887-7781
6. Applicant will com P 1
y
T Applicant will comply. Existing drainage will be retained.
Standard Conditions,'Preliininary Plat (page
1-10. Applicant will comply
Conditional Use Permit Analysis'(pages 7-10)
A. Comments related to this finding are addressed later in the body of this letter under the -
heading of Conditional Use Permit Special Considerations' 3).
)
B. We disagree with staff's analysis that office uses are.not in compliance with the
Comprehensive Plan for a variety of reasons. We acknowledge that the property is,
i
, designatudas Quasi -Public, orr.,*e Laid Use Map�n4, tbstthe_textnf the Comprehensive
Plan states that churches, parks, government facilities, schools (public/private);
healthcare facilities, churches, utilities_, recreation areas, and
Cemeteries are all uses that fall under the umbrella of what a quasi -public use is.
However, quasi -public, as defined by code (MCC -11-2-2), defines such a use as
essentially, public, the land -is under private ownership or control. To limit the property
owner to only. allowing the land- to be used as a park, Cemetery, government facility,"
utility, church, or a healthcare facility severely limits the use of this land; no't'to mention
thefactthat a park, cemetery, utility, government facility, or a school would not make
any sense to either -locate ogre -locate to this piece of land..
The Comprehensive Plan Land Use designation appears to have been'assigned to, this
property based on the existence of a church at this location, not on the future
redevelopment of this property. This is going to be a problem for all churches looking to
re=locate or_market ,their existing_ buildings for,sale. With staff's strict` interpretation, the
aforementioned uses (parks, cemeteries, government, etc..:) will be the only market for
''churches wishing to sell their buildings.
Further, the property is currently zoned L -G; as -a result of a rezone several years ago. At
that time no conditions were placed on the re-zoae (Le.,a.00nditional re -zone), therefore
alt rights and entitlements assopiated ,with the L-0 zona, apply to this property. And
finally there is no zoning,desationthat matches the;uriique land uses allowed with
`the
Comprehensive Plan Quasi -Pubic designation.
Basic,planning principals,such as determining what;:is the highest and best use of this
property, determining necessary buffers,, considering traffic flows; general demographies,
r natural features, and topography should be used to determine if the proposed office` use
complies with the overall planning of the goals of the Comprehensive Plan., Remember
that comprehensive plans in general are a guide for future development and are not
i
written (typi'cally) broad enough 'to"cover forall individual planning andzoning questions
that may arise.,
C, See comments above regarding the Comprehensive plan, Applicant agrees with
remainder of the ,co'n ment.
D. No comment. _
E. No comment;'
F. _ No comment.
G. No comment other than to agreeree with staff that i
f the propertywere
-a cemetery or a
utility it would have less traffic generation. Whether or not it, would create less as a park,
a school or a goivernment use is debatable. Regardless, the additional 18 vehicle'trips per
day generated by this lyse; as opposed to the current church use is negligibleon a street
c }t raxi uateYy�i -0,01) hible trip -perch -
H. No comment.
I. No comment.
Special Cons deratiChs' Conditional Use P(D, (pages a es 10-12
A. Reduced Standards: tandards: The landscape ordinance provides for reduced landscape buffers if a
project utilizes ',New Urbanism" concepts' (12-13-18G), whichreduceslandscaping area
to promote softer streetscapes and pedestrian friendliness. ,The reduced setback can be
requested as part of the PD. We would be happy to provide additional landscaping treesq
if necessary to meet the intent' of the ordinance, if necessary. And finally, the adjaoent
property landscape' buffers are approximately half the ,width `of:the proposed buffer
widening.
The ,13'/15' setback; appearsto be an over site on our part, regardless the, proposed
buildings will ,be setback a minimum of 15' from the edge of the sidewalk.
Applicant agrees with staff on the remainder ofthis special consideration (parking and i
land use buffers).
B:, Amenities: Applicant willprgvide,a note on the,plat regarding the maintenance of the
plazas:,, The-"second"plaza can be expanded by either the reduction of some parking, or,
by harrowing the eastern, driveway aisle coming off' of Cherry Lane if additional area is
ne'ed'ed.,
i
C. Parking and Circulation Design: Applicant will comply, with the Code i
D. Comprehensive Plan Consistency: Again, we disagree with the staff s. interpretation that j �
only ,those uses indicated in the text of the, Comprehensive Plan are allowable in the "
"Quasi -public" designation. `
r
November 3, 2003 PP 03-029
"MERIDIAN PLANNING & ZONING MEETING November 6, 2003
a
APPLICANT Pinnacle Engineers - Dave MClCinnon ITEM NO.
REQUEST Public Hearing - Request for Preliminary Plat approval of 6 building lots on 2.064 acres
in a L -O zone for Cherry Lane Office Park Subdivision - 2150 West Cherry Lane
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:
INTERMOUNTAIN GAS:
OTHER: See attached left
Contacted:
Emailed:
COMMENTS
See attached Staff Comments 1�(jl L� tIr1U�
11-20-03
See attached Comments
See attached Comments
"No Comment"
"No Comment"
"No comments at this Mme"
See attached Comments
See attached Comments
See attached Comments
See attached Comments
n Pinnacle Engineers and proof of posting
i.ndlnl/\ Date: Phone: LS
Staff Initials:
Materials presented at public meetings shall become properly of the City of Meridian.
I-0
HUB OF TREASURE VALLEY
MAYOR A Good Place to Live LEGAL DEPARTMENT
Robert D. Corrie (208) 466-9272 Fax 4664405
CI "f Y COUNCIL MEMBERS CITY OF MERIDIAN PUBLIC WORKS
"I'anvnv deM'eerd 33 EAST IDAHO BUILDING DEPARTMENT
zos> 898-5500 Fax 887-1297
Keith Bird MERIDIAN, IDAHO 83642
Cherie McCandles, (208) 888-4433 FAX (208) 887-0813 PLANNING AND ZONING
City Clerk Office Fax (208) 888-4218 DEPARTMENT
llium LAI, Nan (208) 883-5533 - FAX 888-6854
STAFF REPORT: P&Z Hearing Date: November 6, 2003
Transmittal Date: October 30. 2003
To: Mayor, City Council and Planning & Zoning CommissionD �j %��j T�j T�
From: Bruce Freckleton, Senior Engineering Tech � REE CEI TV E.D
Craig Hood, Planner II Z411 OCT 3 1 2003
Re: Cherry Lane Office Park City Of Meridian
City Clerk Office
• Preliminary Plat (PP) Approval of 6 Building Lots on 2.07 Acres in the L -O Zone,
by Pinnacle Engineers, Inc. (File No. PP -03-029).
• Conditional Use Permit (CUP) for a Planned Development (PD) for a Nursing
Home Facility for 40 Patients & Office Pad Sites to Include Reduced Setbacks,
Reduced Buffers, and Reduced Landscaping Along Cherry Lane, by Pinnacle
Engineers, Inc. (File No. CUP -03-048).
We have reviewed the aforementioned applications and now offer the following comments, as
conditions of the Applicant. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The Applicant, Pinnacle Engineers, Inc., has requested Preliminary Plat (PP) and Conditional Use
Permit (CUP) approval for a Planned Development (PD) on 2.07 acres of land located on the north side
of Fairview Avenue, approximately 1/3 of a mile west of Linder Road. The subject site lies within a
Public/Quasi-Public area of the 2002 Comprehensive Plan Future Land Use Map. The property is
presently zoned L -O, and is currently used as a church and for church related activities. The subject
applications were submitted concurrently to the Planning & Zoning Department for review.
The submitted preliminary plat application proposes six office lots with the landscaping, driveways,
parking and common areas to be within easements. The Conditional Use/Planned Development
includes a request to allow the operation of a nursing home facility in an L -O zone, and modified
development standards including reduced landscape buffer widths and reduced building setbacks. (See
chart below for a comparison and summary of proposed exceptions.) Nursing homes are a conditional
Use in the L -O zone (MCC 11-8-1).
Arterial Landscaping -
City Minimum Requirement Proposed Minimum
25 feet 7 to 8 feet
PP -03-029, CUP -03-048 Cherry Lane Office Park Denial.PP.CUP
Mayor, Council, and P&Z Commission
Hearing Date: November 6, 2003
Page 2
Building Setback in L -O Zone- City Minimum Requirement
30 feet to Arterial (front)
Proposed Setback
15 feet to property line in
the narrative; 13 feet to the
property line shown on the
submitted site plan
The Applicant has proposed to construct two small landscaped plazas with picnic benches as amenities
for the PD. (See Special Considerations under Conditional Use P ermit Analysis below for detailed
analysis of the proposed amenities). Staff has_provided a detailed analysis and has recommended
conditions of approval for the requested preliminary plat application and findings for denial for
the requested conditional use permit application.
Please note that this appears to be the first request the Department has accepted for re -development of
a church site. When the Comprehensive Plan Future Land Use Map was developed, all existing
churches were designated as public/quasi-public. As detailed in the staff report, the Comprehensive
Plan sets forth a limited number of uses as being appropriate in these areas. In this instance, the
Applicant has proposed a use that is consistent with the L -O zoning but that is not consistent with the
Comprehensive Plan. Staff anticipates that we will have similar requests in the near future. We are
asking the Mayor, Council, and Planning and Zoning Commission to not only act on the subject
applications but also provide staff direction on how to deal with similar situations in the future.
CURRENT OWNERS OF RECORD
Cherry Lane Baptist Church of Meridian Idaho, Inc. is the current property owner and has submitted
notarized consent for Pinnacle Engineers, Inc. to submit the subject applications.
LOCATION
The subject 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.
SURROUNDING PROPERTIES
North: Single -Family Residential (One Subdivision), Zoned R-4
South: Single -Family Residential (Vineyards Subdivision), Zoned R-4
East: Single -Family Residential (Valeri Place Subdivision), Zoned R-4
West: Single -Family Residential (One Subdivision), Zoned R-4
PRELIMINARY PLAT ANALYSIS
Sections 12-3-3.J.2 and 12-3-5.D of Meridian City Code read as follows: In determining the
acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this
title and at least the following:
PP -03-029, CUP -03-049 Cherry Lane Office Park PP.CUP
Mayor, Council, and P&Z Commission
Hearing Date: November 6, 2003
Page 3
A. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds that the lot configuration and overall design of the subdivision are in general
conformance with the City of Meridian Comprehensive Plan.
NOTE: Please see Condition Use Permit Analysis below for further assessment of the
proposed development and associated uses for Comprehensive Plan conformance.
B. The availability of public services to accommodate the proposed development;
If approved, the developer will be financing the extension of sewer, water, utilities
and irrigation services needed to serve the project. The primary public costs to serve
the future residents will be fire and police services. Staff finds that public services can
be made available to accommodate the proposed development. The Commission and
Council should reference any written and/or verbal testimony submitted by the
Meridian Police and Fire Departments regarding their ability to adequately service this
project.
C. The continuity of the proposed development with the capital improvement
program;
Because the developer is installing sewer, water, utilities and irrigation, for the
development at their cost, staff finds that the subdivision will not conflict with the
capital improvement program.
D. The public financial capability of supporting services for the proposed
development;
Staff finds that the City and its related services are capable of servicing the proposed
development. The development will not require major expenditures for providing
supporting services. Staff recommends that the Commission and Council reference any
written and/or verbal testimony submitted by the Meridian Police and Fire Departments
with regard to their capability to serve the proposed development.
E. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any health, safety or environmental problems
associated with this subdivision that should be brought to the Council or
Commission's attention. Staff has not identified any environmental problems that
may be associated with the development of this site. ACHD considers road safety
issues in their analysis, and ACHD staff has recommended, with conditions, approval
of the subject subdivision. Staff finds the Commission and Council should rely on any
public testimony that may be presented to determine whether or not the proposed
subdivision may cause health, safety or environmental problems of which staff is
unaware.
PP -03-029, CUP -03-048 Chet iy Lane Office Pad. PP.CUP
Mayor, Council, and P&Z Commission
Hearing Date: November 6, 2003
Page 4
SPECIAL CONSIDERATIONS (PRELIMINARY PLAT)
A. Street Buffers: Meridian City Code requires 25 -foot wide landscaped street buffers along
Cheng Lane, an arterial street (MCC 12-13-10-4). A 7 to 8 foot wide landscape buffer along
Cherry Lane, west of the western driveway, and a 13 to 15 foot wide landscape buffer east of
the western driveway are shown on the submitted Site and Landscape Plan. The Applicant is
asking for reduced landscape buffers adjacent to Cherry Lane as provided for in the Alternative
Compliance section of the Landscape Ordinance (MCC 12-13-18). See Site Specific Condition
#1 below and Special Consideration "A" in the Conditional Use Permit section of this report.
B. Land -Use Buffers: Meridian City Code 12-13-12-4 requires a 20 -foot wide landscape buffer
between office/quasi-public uses and single-family homes. The Applicant is proposing a 20 -
foot wide landscape buffer between the existing single-family land uses and the proposed
development along the eastern and the northern boundaries of the site. The exception to the 20 -
foot wide buffer is where the existing church (future nursing home) building is located
approximately 10 feet from the property line. A full 20 -foot wide landscape buffer between the
existing building and the property line is impractical. There is an existing 6 -foot tall cedar fence
that currently separates the two land uses and traverses the entire perimeter of the development.
In addition to the fence, staff recommends that the Applicant plant additional buffer materials
along the west and northern property lines in accordance with MCC 12-13-12-3. See Site
Specific Condition #2 below.
C. Cross Access Agreement: The Applicant is proposing two access points onto Cherry Lane to
serve the development. ACHD staff has reviewed the access points for compliance with policy.
Further, the site has ample parking when considered together (46 stall required, 61 stall
proposed). However, some individual lots are under -parked. Therefore, the Applicant should
be required to record a cross parking/cross access agreement for the project as a whole. See
Site Specific Condition #3 below.
D. Building Setbacks: The required front setback in an L -O zone is 30 feet along arterials.
Concurrent with the Applicant's request to reduce the landscape buffer on Cherry Lane is the
petition for a reduced front building setback to 15 feet. Staff normally supports such reductions
for "New Urbanism" type designs as they usually provide a visual amenity and a more
pedestrian friendly design. However, when staff requested elevations from the Applicant for the
buildings along Cherry Lane, the elevations that the Applicant provided were of buildings with
parking in front of the entrance. Staff assumed that these were the northern, not southern,
elevations. The Applicant should clarify what the intended Cherry Lane fagade will look like
and what details of the fagade will be part of the new buildings (i.e., roof lines, materials, etc.).
E. Sanitary Sewer Service: Currently the existing church is provided sanitary sewer service via a
gravity service line that exits the rear of the building and proceeds underground between the
two adjacent homes to the west. The applicant is proposing to install a sewage lift station to
pump the waste from the new proposed structures to the same discharge point. If this site can
not be served by gravity sewer, the lift station shall be private. The applicant may enter into a
operation and maintenance contract with the City for the facility.
PP -03-029, CUP -03-048 Cherry Lane Office Paik PP.CUP
Mayor, Council, and P&Z Commission
Healing Date: November 6, 2003
Page 5
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT)
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. Provide a 20 -foot wide landscape buffer along the north and east property line as proposed.
Provide a 10 -foot wide landscape buffer along the western and northern portions of the
proposed Lot 1 that have the existing stricture. The 10 -foot wide land -use buffers along the
north and west property lines, adjacent to the existing stricture, is approved with an alteration
of MCC, due to the location of the existing structure on the proposed Lot 1, Block 1. Prior to
submitting the final plat for approval, the Applicant shall submit a revised Landscape Plan to
the Planning & Zoning staff, showing buffer materials along the west and northern property
lines in accordance with MCC 12-13-12-3.Said plan shall include a mixture of evergreen and
deciduous trees, shrubs, and other ground cover to further buffer the adjacent homes from the
proposed development.
3. Prior to final plat approval, submit to the Planning and Zoning Department, a recorded copy of
a cross-parking/cross-access agreement for all of the lots within the subdivision to utilize the
two driveways and off-street parking stalls.
4. 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 Year-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, a single -point
connection to the culinary water system shall be required. If a single -point connection is
utilized, t he d eveloper sh all b e r esponsible for t he p ayment o f assessments for t he c ommon
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 those trees that have
to be removed. Coordinate the proposed tree mitigation plan with Elroy Huff in the Meridian
Parks Department (888-3579).
7. Please submit all updated groundwater/soils monitoring data to the Public Works Department
for review. Any drainage areas (detention/retention basins) 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.
PP -03-029, CUP -03-048 Chevy Lane Office Park PP.CUP
Mayor, Council, and P&Z Commission
Hearing Date: November 6, 2003
Page 6
STANDARD CONDITIONS (PRELIMINARY PLAT)
1. 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 may be used for non-domestic
purposes such as landscape irrigation.
8. Developer shall coordinate mailbox locations with the Meridian Post Office.
9. Any existing 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.
PP -03-029, CUP -03-048 Cheery Lane Office Pail: PP. CUP
Mayor, Council, and P&Z Commission
Hearing Date: November 6, 2003
Page 7
CONDITIONAL USE PERMIT ANALYSIS
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 find evidence presented at the hearing(s) is adequate to establish (MCC 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;
As stated in MCC 12-6-1, "The purpose of the planned development process is to
provide opportunity for land development that preserves and utilized natural
topographic, geologic and scenic features; allows a more efficient pattern of residential,
commercial and industrial uses; fosters innovative design concepts and promotes
flexibility in site design; and provides for common open space or other amenities not
found in traditional lot -by -lot development" Deviations from the development
standards and/or area requirements of the zone may be approved with a PD application.
As part of the Planned Development (PD) the Applicant is seeking relief from the
standard parking lot dimensions, front setbacks and landscape buffers as required by
Meridian City Code. Due to the location of the existing church to the north and west
property lines, and the location of the existing parking lot south of the church building,
the required landscape buffers, setbacks, and parking lot dimensions on the western
portion of the site are not proposed in accordance with Meridian City Code. Further, the
Applicant is requesting modifications to the standard development requirements for the
landscape buffer along Cherry Lane and new building setbacks east of the western
driveway. Staff finds that the site is not large enough to accommodate all of the required
ordinance standards as well as the proposed buildings and parking areas Staff funds that
the amenities as proposed by the Applicant do not warrant the substantial reductions in
setbacks and landscape buffers as requested. See Special Considerations "A" below.
NOTE: On the submitted Site and Landscape Plan one of the proposed buildings lies
across two lots and there are some proposed trees that are within the proposed parking
lot area. The Applicant should be required to submit a revised Site and Landscape Plan
and Preliminary Plat showing future pad sites for the buildings and tree plantings that
are located in accordance with Meridian City Code and the Building Code.
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 Zoning Schedule of Use Control Table requires nursing homes to obtain a
Conditional Use Permit. The Applicant has applied for a Conditional Use Permit and
requested modification of building setbacks, landscape buffers, and parking lot
dimensions as part of the PD for the CUP (see Analysis "A" above). The subject site is
designated "Public/Quasi-Public" o n t he C omprehensive P Ian F uture Land U se M ap.
PP -03-029, CUP -03-048 Cheery Lane Office Park PP.CUP
Mayor, Council, and P&Z Commission
Hearing Date: November 6, 2003
Page 8
Chapter 7 of the Comprehensive Plan defines Public, Quasi -Public and Open Space as
areas designated to preserve and protect existing private, municipal, state, and federal
land for area residents and visitors. Theses areas include neighborhood, community, and
urban parks. Goverment facilities, public and private schools, health care facilities,
churches, utilities, park and recreational areas, and cemeteries are also considered
public/quasi-public type uses.
Staff finds that the existing church, proposed for conversion to a nursing home facility
(health care), meets the intended definition of a quasi -public use and is in accordance
with the Zoning Ordinance except where noted herein (i.e., requested reduction of
standards as stated with the PD application). Even though the five proposed office pad
sites meet the requirements outlined in the Zoning Ordinance for an L-0 zone, they do
not meet, or have not been restricted to meet the definition of a public or quasi -public
use as defined in Chapter 7 of the Comprehensive Plan. Therefore, staff is
recommending denial of the proposed office uses on this site because they would not be
harmonious with the Comprehensive Plan See Comprehensive Plan Consistency 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 general office design of the site is not compatible with the intended
character of the site (quasi -public) as depicted on the Comprehensive Plan Future Land
Use Man.
NOTE: Staff acknowledges that the existing character of the area will, and is, currently
changing. If this site is redesigned and developed in a manner that is consistent with the
Comprehensive Plan, and compatible with other uses in the vicinity, staff does not find
that redevelopment of this site will adversely change the essential character of area.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
The Council should rely upon public testimony, staff's analysis and other agency
comments when determining if the proposed uses will adversely affect the other
properties in the vicinity.
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;
Water service is proposed for extension to the site from the existing line in Cherry Lane.
Currently the existing church is provided sanitary sewer service via a gravity service
line that exits the rear of the building and proceeds underground between the two
PP -03-029, CUP -03-048 Cherry Lane orrice Park IIP .CU P
Mayor, Council, and P&Z Commission
Hearing Date: November 6, 2003
Page 9
adjacent homes to the west. The applicant is proposing to install a sewage lift station to
pump the waste from the new proposed structures to the same discharge point. If this
site can not be served by gravity sewer, the lift station shall be private. The applicant
may enter into a operation and maintenance contract with the City for the facility.
ACHD staff has approved this application with conditions for driveway
location/construction and their standard requirements. The Commission and Council
should reference any written or verbal testimony submitted by the Meridian Police and
Fire Departments regarding their ability to adequately service this project.
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;
If approved, the developer will be required to finance the extension of sewer, water,
utilities and pressurized irrigation to serve the project. The primary public costs to serve
the site will be fire and police services. Staff finds there will not be excessive additional
requirements at public cost and that the proposed use will not be detrimental to the
community's economic welfare.
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;
The proposed uses on the subject property would create additional traffic on nearby
arterial roadways. On April 4, 2002, there were 14,352 vehicle trips on Cherry Lane,
west of Linder. ACHD staff has estimated that this development would generate 116
additional vehicle trips per day (98 existing) based on the Institute of Transportation
Engineers Trip Generation Manual. Although staff does not believe that the amount of
vehicle trips generated by the proposed development would be detrimental to the
general welfare of the public development of this property that is consistent with the
quasi -public designation may be less disturbing to the existine commuters residence
property and the general welfare of the area.
Staff recognizes the fact that traffic and noise may increase with the development of this
site. Staff does not anticipate that the development of this site will create excessive
traffic, noise, smoke, fumes, glare, or odors.
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;
ACHD staff has reviewed and approved two vehjcular approaches to the site from
Cherry Lane. Please review the ACHD report for this project for additional information
regarding this finding.
PP -03-029, CUP -03-048 Cheny Lane Office Park PP.CUP
Mayor, Council, and P&Z Commission
Hearing Date: November 6, 2003
Page 10
I. 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 is not aware of any natural or scenic feature(s) of major importance in the area that
may be affected by the proposed development.
SPECIAL CONSIDERATIONS (CONDITIONAL USE/PD)
A. Reduced Standards: The Applicant has requested approval of reduced development standards
including, reduced landscape buffers, building setbacks and parking lot dimensions.
The Applicant has requested that the Cherry Lane landscape buffer be reduced as allowed in
the Alternative Compliance section of the Ordinance (MCC 12-13-18). The justification for the
reduced landscape buffer along Cherry Lane is the proposed "New Urbanism" concept of
bringing the buildings closer to the street and locating the parking in the rear, thereby softening
the appearance of the streetscape. Other than the "New Urbanism" concept, the Applicant has
not proposed a landscape alternative to meet the "purpose, intent and objectives" of the
Ordinance (MCC 12-13-18-1). The Applicant has not provided staff with enough justification
to recommend approval of a reduced landscape buffer along Cherry Lane. Staff recommends
that the Commission and Council reference any written and/or verbal testimony given at the
public hearings) to determine if the put -pose, intent and objectives of the Landscape Ordinance
is met by allowing a reduced landscape buffer width on Cherry Lane.
The Applicant has requested a 15 foot building setback from Cherry Lane but only depicted a
13 foot setback on the submitted Site and Landscape Plan. Staff is concemed about reducing
the front building setbacks for any new structures to any less than 15 feet (measured from the
face of the building to the property line), and reducing the landscape buffer on Cherry Lane, a
designated arterial roadway any further. The landscape buffers of the adjoining properties are
approximately 8 feet in width.
The Applicant is showing a 21 -foot wide drive aisle width for the existing parking area west of
the western driveway. Because the parking area currently exists and modifying the parking
area to meet the standard dimensions would result in either a loss of landscaping on Cherry
Lane or modifications to the existing building, staff is recommending an alteration to the
standard parking area dimensions for the parking area west of the western driveway (if the
application is approved). In exchange for utilizing an alternative parking lot area as outlined in
MCC 12-13-4, the Applicant should re -stripe and sign the stalls to be compact (15 -feet wide).
This recommendation would still allow a 25 -foot wide drive aisle and allow the Applicant to
retain the existing parking stalls to the south of the existing structure. Further, staff recommends
that if the application is approved the Applicant remove the western -most stall and provide a 5 -
foot wide back-up/turnaround area, allowing for a more efficient use of the parking area. Said
back-up/turnaround area should be a minimum 5 -feet wide and 25 -feet long and be improved
with pavement.
PP -03-029, CUP -03-048 Cheny Lane Oft -ice Pali: PP.CUP
Mayor, Council, and P&Z Commission
Hearing Date: November 6, 2003
Page l 1
Meridian City Code 12-13-12-4 requires a 20 -foot wide landscape buffer between office/quasi-
public uses and single-family homes. The Applicant is proposing a 20 -foot wide landscape
buffer between the existing single-family land uses and the proposed development along the
eastern and t he n orthern b oundaries o f t he s ite. The e xception t o t he 2 0 -foot w ide b uffer i s
where the existing church (future nursing home) building is located -approximately 10 feet from
the property line. A full 20 -foot wide landscape buffer between the existing building and the
property line is impractical. There is an existing 6 -foot tall cedar fence that currently separates
the two land uses and traverses the entire perimeter of the development. Staff is supportive of a
reduced landscape buffer between the single-family homes and the existing building, because
the building and a fence already exist. In exchange for having a reduced buffer width between
land uses as outlined in MCC 12-13-12-4 (if the nursing home is approved), the Applicant
should be required to plant buffer materials along the west and northern property lines in
accordance with MCC 12-13-12-3. See Preliminary Plat Special Consideration "A" and
Preliminary Plat Site Specific Condition #2 above.
B. Amenities: As part of the PD, the Applicant is proposing two small landscape plazas with
picnic benches as the two required amenities. The first plaza is located in front of the nursing
home facility and is approximately 1,750 square -feet in size. The second plaza is located on the
east side of the eastern driveway and is approximately 1,300 square -feet in size. As
comparison, the Applicant has asked to reduce the required landscape buffer by approximately
5,000 square feet. These plazas comprise approximately 3.5% of the gross site area. The
Commission and Council should review the proposed (and proposed) amenities and determine
if they are "appropriate to the size and uses of the proposed development." Further, the
Applicant should provide a note on the plat, or another means to make sure that the common
areas throughout the development are maintained.
C. Parking/Circulation Design: The Applicant has shown a 24 -foot wide drive aisle and 4 -foot
wide internal planters (measured inside of curbs) for the "new" parking area, east of the
western driveway. In accordance with MCC, all drive aisle, "clear space", shall be a minimum
of 25 -feet wide (measured from back -of -stall to back -of -stall or back -of -curbing). All internal
planters shall not be less than 5 feet in width (inside curbs), shall contain a minimum of 50
square -feet and shall contain at least 1 tree and shall be covered with low shrubs, lawn, or other
vegetative ground cover. All internal drive aisles east of the western driveway shall be 25 feet
in width, parking stalls shall be standard width and length (19 feet x 9 feet), and landscaping
shall be installed as described in MCC 12-13.
D. Comprehensive Plan Consistency: The subject site is designated "Public/Quasi-Public" on the
Comprehensive Plan Future Land Use Map. Chapter 7 of the Comprehensive Plan defines
Public, Quasi -Public and Open Space as areas designated to preserve and protect existing
private, municipal, state, and federal land for area residents and visitors. Theses areas include
neighborhood, community, and urban parks. Government facilities, public and private schools,
health care facilities, churches, utilities, park and recreational areas, and cemeteries are also
considered public/quasi-public type uses.
Staff finds that the existing church, proposed for conversion to a nursing home facility (health
care), meets the intended definition of a quasi -public use. However, the other five office pad
PP -03-029, CUP -03-048 Cherry Lane Office Padc PP.CUP
Mayor, Council, and P&Z Commission
Hearing Date: November 6, 2003
Page 12
sites do not meet, or have not been restricted to meet the definition of a public or quasi -public
use as defined in Chapter 7 of the Comprehensive Plan. Although this site is currently zoned L-
0 (Limited Office), staff is recommending denial because the proposed the overall desi,n and
uses proposed within the Cherry Lane Office Park is NOT harmonious with and in accordance
with the adopted Comprehensive Plan, which designates the land to be Public/Quasi-Public
SITE SPECIFIC CONDITIONS (CONDITIONAL USE/PD)
Because the staff recommendation is for denial, no site specific requirements have been included. .
RECOMMENDATION
Due to the above stated findings, staff recommends approval of the preliminary plat (PP -03-029)
and denial of the conditional use permit (CUP -03-048) request.
PP -03-029, CUP -03-048 Cherry Lane Office Park PP.CUP
8U8-887-7781
TO: Craig Hood and the Meridian Planning and Zoning Cotmnission
Meridian City Clerk
33 E. Idalro St.
Meridian, ID 83642
DATE: October 31, 2003 OCT 3 12003
RE: Cherry Lane Office Park Staff Report iii , i I' Meridian
t ty ('lerk Offlue
Dear Mr. Hood and Members of the Commission:
I remember hearing someplace that the Planning and Zoning Commission likes to have written
comments from applicants in regards to their stance on issues contained in the staff report, so on
behalf of our client, Pinnacle Engineers, Inc. offers the following comments and proposed
changes to the staff report prepared for the Cherry Lane Office Park Development:
Special Considerations Preliminary Plat (page 4)
A. Street Buffers: Please note that the requested buffer reduction is approximately 2 times
the width of the existing landscape buffer.
B. Land Use Buffers: No Comment.
C. Cross Access Easement: No Comment.
D. Building Setbacks: Anticipated building elevations were submitted with the original
application, no new elevations or information concerning the lack of elevations were
requested from Pinnacle or our client until we received the staff report. The building
facades will include gabled roofs and will be designed to have a common architectural
theme. The "New Urbanism" concept of bringing the building to the street rather than
placing it behind a sea of parking will increase visual appeal the streetscape and will
encourage pedestrian traffic from the surrounding residential uses. The remainder of the
comments in this section does not recommend denial of the reduced setback, but rather
indicate, "Staff normally supports such reductions". -
E. Sanitary Sewer Service: No Comment.
Site Specific Conditions Preliminary Plat (page 5)
1. Applicant will comply.
2. Applicant will comply.
3. Applicant will comply.
4. Applicant will comply. (For purposes of clarification, the water will not be brought
through, as there is no need to provide water to adjacent parcels.)
5. Applicant will comply.
12552 W.EXECUTIVE DRIVE, SUITE, B • BOISE, IDAHO 83713 • (208) 887-7760 • FAX (208) 887-7781
OCT 31 '03 16:04 208 887 7781 PAGE
p.2
�_ ua:oap r2nnacie tngineers, Inc. 208-887-7781
6. Applicant will comply.
7. Applicant will comply. Existing drainage will be retained.
Standard Conditions Preliminary Plat (page 6)
1-10. Applicant will comply
Conditional Use Permit Analysis (pages 7-10)
A. Comments related to this finding are addressed later in the body of this letter under the
heading of Conditional Use Permit Special Considerations (pg. 3).
B. We disagree with staffs analysis that office uses are not in compliance with the
Comprehensive Plan for a variety of reasons. We acknowledge that the property is
designated as Quasi -Public on the Land Use Map and that the text of the Comprehensive
Plan states that churches, parks, government facilities, schools (public/private),
healthcare facilities, churches, utilities, recreation areas, and
Cemeteries are all uses that fall under the umbrella of what a quasi -public use is.
However, quasi -public, as defined by code (MCC -11-2-2), defines such a use as
essentially public, the land is under private ownership or control. To limit the property
owner to only allowing the land to be used as a park, cemetery, government facility,
utility, church, or a health care facility severely limits the use of this land, not to mention
the fact that a park, cemetery, utility, government facility, or a school would not make
any sense to either locate or re -locate to this piece of land.
The Comprehensive Plan Land Use designation appears to have.been assigned to this
property based on the existence of a church at this location, not on the future
redevelopment of this property. This is going to be a problem for all churches looking to
re -locate or markettheir existing buildings for sale. With staff s strict interpretation, the
aforementioned uses (parks, cemeteries, government, etc...) will be the only market for
churches wishing to sell their buildings.
Further, the property is currently zoned L-0, as a result of a rezone several years ago. At
that time no conditions were placed on the rc-zone (i.e. a conditional re -zone), therefore
all rights and entitlements associated with the L -O zone apply to this property. And
finally there is no zoning designation that matches the unique land uses allowed with the
Comprehensive Plan Quasi -Public designation.
Basic planning principals such as determining what is the highest and best use of this
Property, determining necessary buffers, considering traffic flows, general demographics,
natural features, and topography should be used to determine if the proposed office use
complies with the overall planning of the goals of the Comprehensive Plan. Remember
that comprehensive plans in general are a guide for future development and arc not
written (typically) broad enough to cover for all individual planning and zoning questions
that may arise.
OCT 31 103 16:05 208 887 7781 PRGF
p.3
uo.acp rinnacle Engineers, Inc. 208-887-7781
C. See Willments above regarding the Comprehensive pl
remainder of the coan. Applicant agrees with
ntinent.
D. No comment.
E. No comment.
F No comment.
G. No comment, other than to agree with staff that if the property were a cemetery or a
utility it would have less traffic generation. Whether or not it would create lessas a park,
a school or a government use is debatable. Regardless, e trips per
the additional 18 vehicl
day generated by this use as opposed to the current church
carrying approximately 14,000 vehicle trips per day. use is negligible on a street
H. No comment.
1. No comment.
S ecial Considerations Conditional Use p/ll foauP
s 10 12)
A. Reduce�tandards: The landscape ordinance provides for reduced landscape buffers if a
project utilizes "New Urbanism" concepts (12-13-18G), which reduces landscaping area
to promote soller streetscapes and pedestrian friendliness. The reduced setback can be
requested y part of meet
pD We would be happy to provide additional landscaping trees
if necessary to meet the intent of the ordinance if necessary. And finally, the adjacent
Property landscape buffers are approximately half the width of the proposed buffer
widening.
The 13715' setback appears to be an over site on our part, regardless the proposed
buildings will be setback a mimimun of 15' from the edge of the sidewalk.
Applicant agrees with staff on the remainder of this special consideration (parking and
land use buffers).
B Amenities: Applicant will provide a note on the plat regarding the maintenance of the
Plazas. The "second" can be expanded by either the reduction of some parking, or
by harrowing the eastern driveway aisle corning off of Cherry
needed. Lane if additional area is
C. parking and Circulation Design• Applicant will comply with the Code
D. Compre ive plan Con_ sistenci Agate we disagree with the stafFs interpretation that
only those uses indicated in the text of the Comprehensive plan are allowable in the
"Quasi -public" designation.
OCT 31 103 16:06
208
p.4
---- -• �� uo:ocp rinnacle Engineers, Inc. 208-887-7781
There arc a lot of issues tied up in this one small office project, and we want to recogtrize the
time and effort put forth by staff in preparing this report. TlIere are no conditions of approval
associated with the Conditional Use Permit portion of the staff report, but I have taken the
Opportunity to talk with Mr. Hood about what those conditions would be and that he would have
them available at the Planning and Zoning meeting if needed. The majority of the conditions of
approval are noted in the special consideration section and we agree with the conditions as noted
in that section of the report.
I look forward to seeing all
this development. If of you again soon, and hopefully we can find a win-win situation to
you have any questions please contact lne at (208) 887-7760 or via e-mail
at davem innacle-engineers com.
Sincerely,
Dave McKinnon
cc: File #C036219
Dave Buich
OCT 31 '03 1606 20e Be? 77R1 oorr Mc
p.5
UU6 ai ua ue:olp Pinnacle Engineers, Inc. 208-887-7781
DATE:
1 .'.1NO
.
191
F WT i:� ►w •
p.I
FAX TRANSMITTAL
31 -Oct -03 JOB NO.: C036219
FROM: Dave McKinnon
TO: Craig Hood (P&Z, Clerks), Dave Buich, Dave Roberts
FIRM:
ADDRESS:
(41 i � � ?.�1i7I
FAX NUMBER SENT TO: 888-4218, 888-6854,938-039% 377-0035
NUMBER OF PAGES (INCLUDING COVER SHEET): 5
RE! Cherry Lane Office Park Staff Report comments
12552 W. EXECUTIVE DR. SUITE B, BOISE, IDAHO 83713
CIVIL/STRUCTURAL/PLANNING/SURVEYING
PH (208) 887-7760 (208) 887-7781 FAX
OCT 31 '03 1604 PAP AP7 77P1 onmr r..
R. Huber, Preside
Dave Bivens, 2nd Vice President
David E. Wynkoop, Commissioner
John S. Franden, Commissioner
Ada County Highway District
Strop}
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail:
October 7, 2003
To: Cherry Lane Baptist Church of Meridian RECEIVED
2150 West Cherry Lane
Meridian, Idaho 83642 OCT 10 2003
Subject: MPP03-029/MCUP03-048 City of Meridian
Cherry Lane Office Park Subdivision City Clerk Office
2150 West Cherry Lane
On October 7, 2003, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6171.
Sincerely,
lNewton
Development Analyst
Right-of-way & Development Services
Planning Division
CC: Planning & Development project file
City of Meridian
Construction Services
Drainage
Utilities
Pinnacle Engineers Dave McKinnon
12552 West Executive Drive, Suite B Boise, Idaho 83713
Nt .
ACHD
Ada County Highway District
Rijehl-of-Way & Development Department
Planning Review Division
This application does not require Commission action and is approved at the staff level on Tuesday, October
8, 2003. Tech Review for this item was held with the applicant on Friday, October 3, 2003. Please refer to
the attachment for appeal guidelines. Staff contact: Joyce Newton, 208-387-6171 phone, 208-387-6393 fax,
jnewton@achd.ada.id.us
File Numbers: MPP03-029/MCUP03-048/Cherry Lane Office Park Subdivision
Site address: 2150 West Cherry Lane
Applicant: Cherry Lane Baptist Church of Meridian
2150 West Cherry Lane
Meridian, Idaho 83642
Representative: Pinnacle Engineers
Dave McKinnon
12552 W. Executive Drive, Suite B
Boise, Idaho 83713
Application Information:
The Ada County Highway District (ACRD) staff has received the above referenced application requesting
preliminary plat approval to plat a 6 -lot commercial subdivision. The applicant is also requesting conditional
use approval to convert the existing church to a senior care center. The site is located on the north side of
Cherry Lane approximately'/4 of a mile west of Linder Road.
Acreage:
2.064 -acres
Current Zoning:
L -O (Limited Office)
Buildable Lots:
6
Common Lots:
0
Existing Use:
Church and parking lot
Proposed Use:
Senior Care Facility and office use lots
Vicinity Map
NPP03029/MCYP02-04WChe" We Office Penh
A. Findings of Fact
1. Trip Generation:
This development is estimated to generate 116 additional vehicle trips per day (98 existing) based on
the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees:
There will be an impact fee that is assessed and due prior to issuance of a building permit. The
assessed impact fee will be based on the impact fee ordinance that is in effect at that time.
3. Traffic Impact Study:
This proposed development is estimated to generate less than 1,000 -trips per day therefore a traffic
impact study was not required with this application.
4. Site Information:
There is an existing church and parking lot on the site.
5. Description of Adjacent Surrounding Area:
a. North: One Subdivision No. 2/Single-Family Residential
b. South: Vineyards Subdivision No. 1/Single-Family Residential
c. East: Valed Place Subdivision No. 1/Single-Family Residential
d. West: One Subdivision No. 1/Single-Family Residential
6. Impacted Roadways
Cherry Lane:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Approximately 498 -feet
Principal Arterial
West of Linder Road was
Better than "C'
35 -mph
14,352 on 4/22/02
Roadway Improvements Adjacent To and Near the Site
Cherry Lane is a principal arterial roadway with 4 -travel lanes, a center turn lane with curb, gutter and
sidewalk abutting the site.
8. Existing Right -of -Way
Cherry Lane has 70 -feet of right-of-way (45 -feet from the north side of the center line).
9. Existing Access to the Site
There are two access points into the site:
➢ Driveway # 1 is located 126 -feet east of the west property line.
➢ Driveway # 2 is offset from driveway #1 to the east approximately 210 -feet. (Measured near
edge to near edge.)
10. Site History
District staff has not reviewed this site as an application or prepared a report in the past year.
11. Capital Improvements Plan/Five Year Work Program
This location is not programmed into the District's current Capital Improvements Plan and/or Five
Year Work Program for reconstruction or any roadway improvements.
B. Findings for Consideration
Right -of -Way
District policy requires 96 -feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks
and bike lanes.
Cherry Lane is a principal arterial roadway with 4 -travel lanes, a center turn lane with curb, gutter and
sidewalk within 70 -feet of existing right-of-way. Cherry Lane not programmed into the District's
current Capital Improvements Plan and/or Five Year Work Program for reconstruction or any roadway
improvements.
The applicant should not be required to dedicate any additional right-of-way with this application.
2. Sidewalk
District policy requires 5 -foot wide (minimum) concrete sidewalk on all collector roadways and arterial
roadways (7204.6.5).
District policy 7203.6 requires the applicant of a proposed development to make improvements to
existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused
driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement
repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace
deteriorated facilities.
3. Driveways
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
35 -mph to align or offset a minimum of 150 -feet from any existing or proposed driveway or street.
(measured from near edge to near edge)
The applicant is proposing to utilize driveway # 1 located on Cherry Lane 126 -feet east of the west
property line. This location meets District policy and should be approved with this application.
The applicant is proposing to relocate driveway # 2 located on Cherry Lane. The proposed location is
approximately 45 -feet west of the east property line and offsets 86 -feet west of Vineyards Avenue
(measured near edge to near edge). This location does not meet District policy and should not be
approved as proposed.
Modification of Policy for the location of driveway (# 2) on Cherry Lane.
Staff is recommending a modification of District policy 72-175, that requires driveways located on
arterial roadways with a speed limit of 35 -mph to align or offset a minimum of 150 -feet from any
existing or proposed driveway or street.
Staff Analysis and Recommendation:
Staff is recommending a modification of policy for the driveway # 2.
3
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 the near edge of Vineyards Avenue.
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.
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.
C. Site Specific Conditions of Approval
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 Cherry Lane with standard curb, gutter and concrete sidewalk to match existing
improvements abutting the site.
0
4. Other than the access point(s) specifically approved with this application, direct lot or parcel access to
Cherry Lane is prohibited. Lot access restrictions, as required with this application, shall be stated on
the final plat.
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 borne
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
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
5
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. Site Plan
3. Appeal Guidelines
N
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
Appeal Guidelines
7
I
II
CHEP�Y LANE OFFICE PARK SUBI ^N / ; PINNACLE
_ RELIMINARY PLAT SEWER PROFILEIVIS' eers.
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OCT -29-2003 02:14 PM 5ANITARY SERVICES
M OR
ober , Conic
In
CITthe
ILMEMBERS
I Weerd
L. M. Nary
McCandless
29e see 5052
F. E14
LEGAL DEPARTMENT
(208) 406-9272 - FAX 466440
PARKS & RECREATION
(208) 888-3579 - Fax 898-5501
PUBLIC WORKS
(208) 898-5500- Pax 887.1297
BUILDING DEPARTMENT
(208) 887-2211 - Pax 887.1297
KI��ll PLANNING & ZONING
Keith Bird
(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
end Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: OCtODI
Transmittal Date: September 10, 2003
File No.: PP 03-029
Request: Preliminary Plat approval c
By: Pinnacle engin
Location of Property or Project:
David Zoremba, P/Z (No VAR, YAC, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, PIZ (No VAR, VAA FP)
Michael Rohm, P/Z (No VAR VAC, FP)
Keith Borup, P/Z ()Vo VAR, VAC, FP)
Robert Corrie, Mayor
Bill Nary, C/C
Tommy deWeerd, C/C
Keith Bird, CIC
Cherle McCandless, C/C
er Department
ewer Department
Sanitary Service (No VAR, VAC. FP)
Building Department
Fire Department
Police Department
CRY Attorney
City Engineer
City Planner
2003
Hearing Date:
acres In a L -O zone for
Meridian School District (No FP)
Meridian Post Office (FP,PP a*)
Ada County Highway District
Ada County Development Services
Centrel District Health
Nampa Meridian Inlg. District
Settlers Irrigation District
Idaho Power Co. (FP,PP ony)
U.S. West (PPiPPony)
Intermountain Gas (F"p only)
Bureau of Reclamation (FP,PP onry)
Idaho Transportation Department (No FP)
Ada County (Annexedon only)
Ada County Land Records (FPiPPa*)
Meridian Development Corporation
Historical Preservation Commission
Parks Department COMMENTSt
RECEIVED
OCT 2 s LE -A
City Of Meridian
City Clerk 3 EAST IDAHO AVENUE - MERIDIAN, IDAHO 83642 - (208) 888-4433
City Clerk Office Fax (209) 888.4218 - Human Resources Fax (208) 884.8723 - Finance & Utility Billing Fax (208) 887.4813
OCT 29 103 14:25 208 888 5052 PAGE. 04
CITY QP
Cian
%i ;;
k
v
IDAHO
�j
F. E14
LEGAL DEPARTMENT
(208) 406-9272 - FAX 466440
PARKS & RECREATION
(208) 888-3579 - Fax 898-5501
PUBLIC WORKS
(208) 898-5500- Pax 887.1297
BUILDING DEPARTMENT
(208) 887-2211 - Pax 887.1297
KI��ll PLANNING & ZONING
Keith Bird
(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
end Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: OCtODI
Transmittal Date: September 10, 2003
File No.: PP 03-029
Request: Preliminary Plat approval c
By: Pinnacle engin
Location of Property or Project:
David Zoremba, P/Z (No VAR, YAC, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, PIZ (No VAR, VAA FP)
Michael Rohm, P/Z (No VAR VAC, FP)
Keith Borup, P/Z ()Vo VAR, VAC, FP)
Robert Corrie, Mayor
Bill Nary, C/C
Tommy deWeerd, C/C
Keith Bird, CIC
Cherle McCandless, C/C
er Department
ewer Department
Sanitary Service (No VAR, VAC. FP)
Building Department
Fire Department
Police Department
CRY Attorney
City Engineer
City Planner
2003
Hearing Date:
acres In a L -O zone for
Meridian School District (No FP)
Meridian Post Office (FP,PP a*)
Ada County Highway District
Ada County Development Services
Centrel District Health
Nampa Meridian Inlg. District
Settlers Irrigation District
Idaho Power Co. (FP,PP ony)
U.S. West (PPiPPony)
Intermountain Gas (F"p only)
Bureau of Reclamation (FP,PP onry)
Idaho Transportation Department (No FP)
Ada County (Annexedon only)
Ada County Land Records (FPiPPa*)
Meridian Development Corporation
Historical Preservation Commission
Parks Department COMMENTSt
RECEIVED
OCT 2 s LE -A
City Of Meridian
City Clerk 3 EAST IDAHO AVENUE - MERIDIAN, IDAHO 83642 - (208) 888-4433
City Clerk Office Fax (209) 888.4218 - Human Resources Fax (208) 884.8723 - Finance & Utility Billing Fax (208) 887.4813
OCT 29 103 14:25 208 888 5052 PAGE. 04
PINNACLE
Engineers, Inc.
12552 W. EXECUTIVE DR., SUITE B, BOISE, ID 83713
PH (208) 887-7760 (208) 887-7781 FAX
•
11'll�l'i[MOWENI!Iu�I ua�l
LETTER OF TRANSMITTAL
WE ARE SENDING YOU
fu Attached
❑ Under separate cover
❑ Shop drawings
O Blueprints
❑ SepiasNellums
❑ 11 x 17 drawing(s)
❑ 3 1/2" disk
❑ Mylar/Ammonia Mylar
❑ Copy of letter
❑ Change Order
❑ Calculations
m • i '� _ �.• IP
THESE ARE TRANSMITTED as checked below:
❑ For review
For your use
❑ As requested
❑ For review and comment
❑ FORBIDS DUE
❑ No exceptions taken
❑ Make corrections noted
❑ Revise and Resubmit
❑ Specifications
❑ Field Report
OCT 2 E 2003
the following items
�'ity Clerk et
❑ Resubmit copies for approval
❑ Submit copies for distribution
❑ Return corrected prints
❑ PRINTS RETURNED AFTER LOAN TO US
PINNACLE
Engineers, Inc.
TO: Meridian Planning and Zoning
660 E. Water Tower, Suite 201
Meridian, ID 83642
DATE: October 24, 2003
RE: Posting for the Cherry Lane Office Park
To Whom It May Concern:
The proposed Cherry Lane Office Park project has been posted per the attached photo on 10-24-
03. The signage is in compliance with the Meridian noticing requirements. Please call if you
have any questions 887-7760.
Sincerely,,Lofn avid
,State of Idaho
ss.
County of Ada
On this� day of (,�C_L4'L I1— , in the year of 200,,j, before me, the
undersigned, a Notary Public in and for the State of Idaho, personally appeared
o) i Ile- and wyj:# known or identified to me to be the person whose name is subscribed to the
within instrument, and acknowledged to me that he executed the same.
In witness whereof, I have hereunto set my hand and affixed my official seal the day and
year fir at,miit@t'Sb�ye.
4 a . . � ®
q tyoTAR k e Notary Public for Idaho
e t Residing at: OL14« (rte%
UgLiC `1® s My commission expires:
�00tl!®®®�0®®'[.9O X0ft
�� ®P 1� 0®'�
12552 W. EXECUTIVE DRIVE, SUITE B • BOISE, IDAHO 83713 • (208) 887-7760 • FAX (208) 887-7781
x.
liro
rkO,40-w
L , it"if
,
10/24/2003:
MAYOR
ROBERT D. CORRIE
COUNCIL MEMBERS
WILLIAM L.M. NARY
KEITH BIRD
TAMMY DE WEERD
CHERIE MCCANDLESS
RURAL FIRE COMMISSIONERS
RICHARDGREENE
TERRY LEIGHTON
STEVE ELLIOTT
C:,'-IIEF
KEN W. BONERS
DEPUTY CHIEF - FIRE PREVENTION
JOSEPH SILVA
p`j4'S"°}9
CITY ')P
DEPUTY CHIEF- TRAINING
�V!BILL
JOin
540 East Franklin Road
��. H)n1-ir)!
Meridien 1D 8364^_
1208) 9QS 1234
Fax (208) 89 .-0190
MERIDIAN CITY/RURAL FIRE
DEPARTMENT
RECEIVED
October 16, 2003 OCT 21 2003
City Of Meridian
City Clerk Office
TO: Mayor, City Council & Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Cherry Lane Office Park Subdivision PP 03-029
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. That a fire -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 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.
7. No vertical obstructions or mature landscaping which obstructs the outlets of the fire
hydrant within 10'.
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 Cherry Lane and on the
buildings in 6" numbers.
30 September 2003
William Berg
City of Meridian
33 East Idaho Ave.
Meridian,lD83642____
r
RE: PP03-029/Cherry Lane Office Park Sub
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
OCT 0 3 2003
Dear Will: City OfMeridian
City Clerk Office
All municipal surface drainage appears to be retained on site. This is acceptable to
Nampa & Meridian Irrigation District.
Nampa & Meridian Irrigation District is listed to own and operate the pressure irrigation.
As we have no way of delivering a constant flow at this location, this is unacceptable.
This issue must be resolved.
All laterals and waste ways must be protected. The developer must comply with Idaho
Code 31-3805. It is recommended that irrigation water be made available to all
developments within the Nampa & Meridian Irrigation District.
Thank you,
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
:• ...
C: Water Superintendent
Pinnacle Engineers, Inc. — Dave McKinnon
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
SETTLERS' IRRIG/\TION DISTRICT
P O. BOX 7571 BOISE, IDAHO 83707-1571
PHONE. 344-2471 FAX 343-1642
September 22, 2003
COPY
RECTIVED
Bruce Todd SEP 141003
Pinnacle Engineers
12552 W. Executive Drive, Suite B City Of Meridian.
Boise, Id 83713 City Clerk Office
Re: PP 03-029 Preliminary Plat approval for Cherry Lane Office Park Subdivision
Dear Mr. Todd:
After review of the preliminary plat of the above-mentioned application Settlers
Irrigation District requests the following:
1. That all irrigation/drainage facilities along with their easements be protected and
continue to function. The Settlers Canal is 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.
If you have any questions please call 343-5271.
Sincerely,,
Nathan Draper, Manager
Settlers Irrigation District
Cc: Will Berg, City of Meridian
Bruce Freckleton
CCENTRAL
DISTRICT
HEALTH
DEPARTMENT
Rezone #
Conditional Use #
CENTRAL DISTRICT HEALTH DE,,P..��TT
Environmental Health Divisiag`"'
SEP 2 2 2003
Preliminary / Final / Short Plat
Return to:
❑ Boise
❑ Eagle
❑ Garden City
meridian
❑ Kuna
❑ ACZ
❑ Star
❑ 1. We have No Objections to this Proposal.
❑ 2. We recommend Denial of this Proposal.
❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
❑ 4. 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:
central sewage ❑ community sewage system ❑ community water well
❑ interim sewage JO=;entral water
❑ individual sewage ❑ individual water
9— The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division ofEnvironmental Quality:
,OtfTaftal sewage ❑ community sewage system ❑ community water
❑ sewage dry lines ,Z n
' ai water
A:�M_ 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.
❑ 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
Please see attached stormwater management recommendatations Date:ll
❑ 15. Reviewed By: ---,i/1
Review Sheet
CDHD 9100lkc
CENTRAL
DISTRICT
HEALTH
DEPARTMENT MAIN OFFICE e 707 N. ARMSTRONG PL. • BOISE, 10 83704-0825 • (208) 375-5211 • FAX 327-8500
To prevent and treat disease and disabilio; to prom ore healthy liifemlles; and ro protect and promote the health and yualiti of our environment.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should obtain
current best management practices for storm water disposal and design a
storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
U.&12 maim
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Ada 1 Boise County Office
707 N. Armstrong PI.
Boise, IC 83704
Enviro. Health: 327-7455
Family Planning: 327-7400
Immunizations 327-7450
Senior Nutrition: 327-7461
N9C: 327-7488
F.4..: 327-8502
Serving Y'altep, Elmore, Boise, mut Ada counties
Elmore County Office
520 E. 8th S;, North
Mountain Home, IO 8364;
Enviro. Health: 587 -922` -
Family Health: 567-4407
WE 587-44C�
FAY'. 567-35"1
Valley County Office
703 N. !Et St,
F.G. Box 144£
McCaC, IC 83638
Ph. 634-7155
FAX: 634-2174
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: Uc>:ooer a
Transmittal Date: September 10, 2003
File No.: PP 03-029
Request: Preliminary Plat approval of 6
Cherry Lane Office Park Subd
By: rinnamut cnyinualO
Location of Property or Project: 2150 West
David Zaremba, P2 (No VAR, VAC, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, PIZ (No vAR, vac, FP)
Michael Rohm, P/Z Mo VAR, vac, FP)
Kelth Borup, P/Z (No VAR, VAC, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Ith Bird, C/C
Cherie McCandless, C/C
ater Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
�r�CEIV
SEP 16 2003
City
ClrMeridianc
Hearing Date: November
be -
W
lots on 2.064 acres in a L -O zone
Lane
Meridian School District (No FP)
Meridian Post Office (r-PiPPonry)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irng. District
Settlers Irrigation District
Idaho Power Co. (FP/PP only)
U.S. West (FP/PPony)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FP/PPO*)
Idaho Transportation Department (No FP)
Ada County (Annexation only)
Ada County Land Records (FP)PP onry)
Meridian Development Corporation
Historical Preservation Commission
i.5 rt.Cwi rte,
d)';0 44.5' D>-)
0
e—)CCp
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
!
LEGAL DEPARTMENT
OR
t}fij
(208) 466-9272 • FAX 466-4405
Rob
Co e
CITY OF ��•^'
' `
.r '�\
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
CITY CO
CIL BF.RS
(V / �/ L �1 an
V
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
T
de eerd
IDAHO
Willi
. Nary
y
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
Cherie
cCandI s'
^• eEe REV
a
�1'903
PLANNING & ZONING
Keith Bird
(208) 8845533 • 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: Uc>:ooer a
Transmittal Date: September 10, 2003
File No.: PP 03-029
Request: Preliminary Plat approval of 6
Cherry Lane Office Park Subd
By: rinnamut cnyinualO
Location of Property or Project: 2150 West
David Zaremba, P2 (No VAR, VAC, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, PIZ (No vAR, vac, FP)
Michael Rohm, P/Z Mo VAR, vac, FP)
Kelth Borup, P/Z (No VAR, VAC, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Ith Bird, C/C
Cherie McCandless, C/C
ater Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
�r�CEIV
SEP 16 2003
City
ClrMeridianc
Hearing Date: November
be -
W
lots on 2.064 acres in a L -O zone
Lane
Meridian School District (No FP)
Meridian Post Office (r-PiPPonry)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irng. District
Settlers Irrigation District
Idaho Power Co. (FP/PP only)
U.S. West (FP/PPony)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FP/PPO*)
Idaho Transportation Department (No FP)
Ada County (Annexation only)
Ada County Land Records (FP)PP onry)
Meridian Development Corporation
Historical Preservation Commission
i.5 rt.Cwi rte,
d)';0 44.5' D>-)
0
e—)CCp
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
LEGALDEPARTMENT
MAYOR, (208) 466-9272 - FAX 466-4405
PFR,bert D. Currie w. j; _ _
CITY OF L - PARKS &RECREATION
(208) 888-3579 - Fax 898-5501
CITY COUNCIL MEMBERS PUBLIC WORKS
Tammy de Weerd IDAHO (� (208) 898-5500 - Fax 887-1297
William L. M. Nary BUILDING DEPARTMENT
Cherie McCandless FOE / (208) 887-2211 - Fax 887-1297
"f`TeensuaeVw"- sixce
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: October
Transmittal Date: September 10, 2003
File No.: PP 03 -02i --
Request:
By:
2003
Hearing Date: November 6, 2003
Preliminary Plat approval of 6 building lots on 2.064 acres in a L -O zone for
Lane Office Park
Location of Property or Project: 2150 West Cherry Lane
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, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
y Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FPiPP only)
U.S. West (FP/PP only)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FP/PPonly)
Idaho Transportation Department (No FP)
Ada County (Annexation onry)
Ada County Land Records (FP/PP only)
Meridian Development Corporation
Historical Preservation Commission
1
101il D
SEP 16 2003
City Of Meridian
Oce
33 EAST IDAHO AVENUE - MERIDIAN, IDAHO�fi3'�4�- 08) 8888-4433
City Clerk Office 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
414.
CITY OF
Grid aw
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
Keith Bird PLANNING & ZONING
, igu (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: October 30, 2003
Transmittal Date: September 10, 2003 Hearing Date: November 6, 2003
File No.: PP 03-029
Request: Preliminary Plat approval of 6 building lots on 2.064 acres in a L -O zone for
Cherry Lane Office Park Subdivision
By: Pinnacle Engineers
Location of Property or Project: 2150 West Cherry Lane
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, PIZ (No VAR, VAC, FP)
Robert Corrie, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
eeMcCandless, CIC
ater Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
RECEIVED
SEP 1 1 2003
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co. (FPmP only)
U.S. West (FP/PP only)
Intermountain Gas (FP/PPoniy)
Bureau of Reclamation (FP/PPonly)
Idaho Transportation Department (No FP)
Ada County (Annexation only)
Ada County Land Records (FP/PPonly)
Meridian Development Corporation
Historical Preservation Commission
City of Meridian -7
'�.
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