HomeMy WebLinkAboutCherry Lane Office Park Sub CUP~~-~,, pp ~~
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RECOMMENDATION TO CITY COUNCIL
Project Name: Cherry Lane Office Pazk Subdivision
Case No(s).: PP-03-029, CUP-03-048
Applicant: Pinnacle Engineers, Inc.
P&Z Commission Hearing Dates: On November 6, 2003, the P & Z Commission voted
continuation until the November 20, 2003 hearing. At the
November 20, 2003 hearing, the P & Z Commission voted
to continue this development proposal until December 18,
2003. At the December 18, 2003 hearing, the P & Z
Commission recommended approval of the subject
applications.
Recommendation: Approve with conditions.
Summary of Public Hearings:
The owner's representative, David McKinnon of Pinnacle Engineers, Inc., testified in
favor of the application.
One member of the public testified on new urbanism design wncepts.
Key issues of discussion and questioning by Commission included:
• Comprehensive Land Use Map designation versus existing zoning
designation
• Pazking lot design
• Perimeter landscaping
Building elevations/orientation and neo-traditional or new urbanism
designs
Key Commission Additions/Modifications to Staff Recommendation:
The Commission made no significant additions or modifications to the staff s
recommendation.*
Outstanding Issues for City Council:
• None.
* In the first staff report, staff recommended denial. The Commission did not make any
significant changes to the staff report transmitted on November 13, 2003.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR CONDITIONAL )
USE PERMIT APPROVAL FORA )
NURSING HOME FACILITY AND 5 )
OTHER OFFICE PAD SITES ON 2.07 )
ACRES IN AN L-O ZONE )
Case No. CUP-03-048
RECOMMENDATION TO CITY
COUNCIL
PINNACLE ENGINEERS, INC ,
Applicant
The property is located on the north side of Cherry Lane, approximately 1,300 feet west
of Linder Road, within Secfion 2, Township 3 North, Range 1 West.
2. The owner of record of the subject property is the Cherry Lane Baptist Church of
- - Meridian Idaho, Inc.
- -i_V
3. The Applicant is Pinnacle Engineers, Inc.
4. The subject property is currently zoned L-O. The zoning district of L-O is defined within
the City of Meridian Zoning and Development Ordinance, Section 11-7-2.
5. The Applicant requests Conditional Use Permit (CUP) approval for a Planned
Development (PD) to operate a nursing home facility for 40 patients and 5 office pad
sites in an L-O zone, including reduced setbacks, reduced landscape buffers, and reduced
landscaping along Cherry Lane. The L-O zoning designation within the City of Meridian
Zoning and Development Ordinance requires a Conditional Use Permit be obtained for
nursing homes. (Meridian City Zoning and Development Ordinance, Section 11-8-1).
6. The Meridian Planning and Zoning Commission recognizes that the proposed application
is in compliance with the Meridian Comprehensive Plan.
7. The use proposed which is the subject of this will, in fact, constitute a conditional use as
determined by City policy.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL OF A NURSING
HOME FACILITY AND FIVE OFFICE PAD SITES ON 2.07 ACRES IN AN L-O ZONE, BY PINNACLE
ENGINEERS, INC., CUP-03-048
-Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the requested Conditional Use Permit as requested by
the Applicant for the property described in the application, subject to the following:
A. Adopt the Recommendations of the Planning and Zoning Commission as follows:
1. Amend Site Specific Condition #2 on page 12 of the staff report transmitted on
November 13, 2003, by deleting "pedestrian access and" in the first sentence.
2. Amend the second sentence of Site Specific Condition #2 of the staff report to delete the
first "Cherry Lane" and replace it with "main".
3. Amend the third sentence of Site Specific Condition #2 on page 2 of the staff report by
deleting "access" and replacing it with "connectivity".
4. Amend the beginning of the second sentence of Site Specific Condition #3 on page 13 by
adding: "Except for the existing rock in the existing drainage swale,".
5. Amend the first sentence of Site Specific Condition #5 on page 13 to read: "Move the
three proposed parking stalls that aze located on the east side of the east driveway's
entrance to be next to the other parking spaces for the same building."
6. Delete the second sentence of Site Specific Condition #5 on page 13.
7. Amend the third sentence of Site Specific Condition #5 on page 13 by changing "six" to
"three" and deleting "and drive aisle area".
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
modified by the Commission as follows:
SITE SPECIFIC CONDITIONS (CONDITIONAL USE/PDl
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 architectural design
features (windows, dormers, etc.) are placed on the south elevations. Connect the 6kerry
~e main entrance of the buildings with the existing sidewalk on Cherry Lane with a
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL OF A NURSING
HOME FACILITY AND FPJE OFFICE PAD SITES ON 2.07 ACRES IN AN L-O ZONE, BY PINNACLE
ENGIlVEERS, INC., CUP-03-048
-Page 2
north-south oriented pedestrian pathway. If pedestrian assess connectivity 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.
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. Except for the
existing drain rock in the drainage Swale, 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 aback-up/turnaround azea 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
pazking 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. lterrte~e Move the sip three proposed parking stalls that aze located ~~°••~rft on
the east side of the east driveway's entrance to be next to the other parking spaces for
the same building. T_?_a'~€~+ tho r~nnfir+rn r1^ e ., ~_--~ «t_ ni c ~..._a«w .._,.._,.,, a Sald
impervious areas (sip three parking stalls )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 azeas, 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/PDl
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.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL OF A NURSING
HOME FACILITY AND FIVE OFFICE PAD SITES ON 2.07 ACRES IN AN L-O ZONE, BY PINNACLE
ENGINEERS, INC., CUP-03-048
-Page 3
2. A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer for all off-street parking azeas. All site
drainage shall be contained and disposed of on-site. An operation and maintenance
agreement for joint drainage facilities shall be developed for inclusion in the CC&R's of
the subdivision.
Outside lighting shall be designed and placed so as not to direct illumination on any
neazby residential areas and in accordance with City Ordinance.
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.
C. Adopt the Rewmmendations of the Ada County Highway District as follows:
Site Specific Conditions of Approval
1. Utilize driveway # 1 located on Cherry Lane, 126-feet east of the west property line. This
location meets District policy and shall be approved with this application.
2. The applicant shall do one of the following:
Utilize driveway # 2 in its current locafion 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 Vineyazds 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.
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.
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 fmal plat.
5. Comply with all Standard Conditions of Approval.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL OF A NURSING
HOME FACILITY AND FIVE OFFICE PAD SITES ON 2.07 ACRES IN AN L-O ZONE, BY PINNACLE
ENGINEERS, INC., CUP-03-048
- Page 4
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of--way.
2. All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standazds and approved supplements, Construction Services
procedures and all applicable ACHD Ordinances unless specifically waived herein. An
engineer registered in the State of Idaho shall prepaze 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.
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 (spaze 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
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL OF A NURSING
HOME FACILITY AND FFVE OFFICE PAD SITES ON 2.07 ACRES IN AN L-O ZONE, BY PINNACLE
ENGINEERS, INC., CUP-03-048
-Page 5
the applicant to obtain written confirmation of any change from the Ada County Highway
District.
11. Any change by the applicant in the planned use of the property which is the subject of
this application, shall require the applicant to comply with all rules, regulations,
ordinances, plans, or other regulatory and legal restrictions in force at the time the
applicant or its successors in interest advises the Highway District of its intent to change
the planned use of the subject property unless awaiver/variance of said requirements or
other legal relief is granted pursuant to the law in effect at the time the change in use is
sought.
D. Adopt the Recommendations of the Settlers Irrigation District as follows:
All irrigation drainage facilities along with their easements must be protected and
continue to function. The Settlers Canal courses along the east and south boundaries of
the property in RCP pipe.
2. Any changes to the existing irrigation system such as relocation, tiling, and landscaping
must be approved by Settlers Irrigation District.
3. SID does not allow any trees or permanent structures within its easement.
4. SID does not allow any storm drainage into its system.
E. Adopt the Recommendations of the Meridian Fire Department as follows:
That afire-flow as required by the International Fire Code is provided to service the entire
project. Fire hydrants shall be placed an average of 350' apart.
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
4. All internal & external roads shall have a fuming 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.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL OF A NURSING
HOME FACILITY AND FIVE OFFICE PAD SITES ON 2.07 ACRES IN AN L-O ZONE, BY PINNACLE
ENGINEERS, INC., CUP-03-048
-Page 6
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 Cheny Lane and on the buildings in 6"
numbers.
F. Adopt the Recommendations of the Central District Health Department as follows:
1. This proposal can be approved for central sewage & central water after written approval
from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of Environmental
Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall bepre-treated through a grassy Swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality. The engineers
and architects involved with the design of the subject project shall obtain current best
management practices for stormwater disposal and design a stormwater management
system that prevents groundwater and surface water degradation.
G. Adopt the Comments/Recommendations of Meridian City Water Department as follows:
This property is currently supplied by a 1 inch service with a 1 inch meter setter necked down to
a '/ inch meter. If more gallons per minute is required a 1 inch meter could be installed without
excavation.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL OF A NURSING
HOME FACILITY AND FIVE OFFICE PAD SITES ON 2.07 ACRES IN AN L-O ZONE, BY PINNACLE
ENGINEERS, INC., CUP-03-048
- Page 7