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HomeMy WebLinkAboutCherry Lane Office Park Sub CUPDecember 15, 2003 CUP 03-048 MERIDIAN PLANNING & ZONING MEETING December 18, 2003 APPLICANT Pinnacle Eng(neers -Dave McKinnon ITEM NO. Ea REQUEST Continued Pvblic Hearing from November 20, 2003 -Request for a Conditional Use Permit for a PD for nursing home care for up to 40 patients and office use with reduced setback & landscaping requirements in an L-O zone for Cherry Lane Office Park Sub - 2150 W. 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 ~ ~ptY1YY10'i~ ~iPp~CU ~iG INTERMOUNTAIN GAS: OTHER: See attached letter from Dave McKinnon Contacted: Date: Phone: Emailed: Staff Initials: Matariala Prasenbd of publ~ rnesHn~ atoll bacons property ~ rha CHy of Maddfan. llec 11 03 10:48a Pinnacle Engineers, Inc. 208-887-7781 p.2 T0: DATE: RE: ~~~~~ ~.L4.~~ Engineers, Inc. Meridian Planning and Zoning Commission 33 E. Idaho Street Meridian, ID 83642 December 11, 2003 Revised Cherry Laue Office Park StatTReport response Dear Commissioners, I~~~CEIV~I) DEC f f 2003 City Of Meridian City Clerk Office The following comments concern the revised stall report for the proposed Cherry Lane Office 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. (1'g. 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 remain. 4. (Pg. 13) Applicant will comply with the re-striping and back-up aisle requirement. According to the MCC (I1-13) compact stalls can be reduced to 7% feet wide rather than 9 feet in width as noted in the staff report. ,911owing the reduction to T/s 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. S. (Pg. 13) The applicant disagrees with the staff recommendation to remove the 6 proposed parking stalls acjacent to the eas7ern drivela~ay into the office park. Staff analysis of the parkirlg situation (1Vote I, top of page 12) accurately points out that the minimum number of parking stalls required for "gff:ce" development and the nursing home is only 46 stalls, however Meridian's minimum parking standard of 1:400 sf for office u.re dues ran[ 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 1:300, lower than marked demand. Further, the staf f analysis does not consider the parking ration if the buildings develop as ] 2552 W. EXECUTIVE- DRIVE, SUITE U • 60ISE, IDAHO 83713 • (208) 887-77G0 • FfUC (208j 887-7781 CD36219 Revised staff report nsponsc 121103 DEC li '03 10:58 Pinnacle Engineers, inc. 208-887-7781 p. 3 medical office uses, parking demand per MCCII-/3 will increase (1:100 for applicable areas, i:e. warling rnanas, treatment rooms atc...), keducirzg the parking further will make marketing the buildings difJicull at best. We agree with reducing the width of -the drive aisle along the eastern .driveway to l5 feet and adding additional landscaping to the plaza area, and would be wilding 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 parkii2g standards of the City oj'Meridian. Further review of the site plan, in reference to the parking situation has indicated that even snore parking may be needed to mee! 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 accommadale the loss of depth. The additional width can come from the swale area west of the proposed building and the reduction v f7he driveway aisle. Additionadty the northwestern most building can be eliminated arul replaced with additional parking per the attached revised site plan. If the existing church building i.r not utilized as a nursing home additional parking will be needed for the jeature re-use of the building. R revised site plan detailing the requested changes can be submitted at least ten (10) days prior to the City Council meeting for dhe proposed development. 6. (Pg. 13) Applicatlt will comply with the submission of a new site plats. Prior to the City Council hearing for the proposed development. We agree to all of the standard conditions of approval. If you have ury questions please feel free to contact me at (208) 887-7760 or via a-mail at davetn engineers.com. (a~pinnacle- S in~cerel~y, I J f ~ Dave McKinnon Land Use Planner cc: File #C036219 CO]6219 Revised staff rcpurt response !21 I0] DEC 11 '03 10:58 208 AA7 77A1 onr_c m 48a Pinnacle Engineers, Inc, z08-887-7781 p.4 ~... _. ---- ---- I u 0 ~ I I z z 0 9y m~ m~ I I ~ N rv W ~ II 11I~ g Ni 6 ~ a a 1 O ~ I i 'I ~ ~., I ~ ~ ~I ~ i __ , , 'I jl fl~j~ I -,I ---- I o I :, ~: ,~ I ~,i ~. I m N P I tppoO 6~ I a I I I i m~ ~ II I 94 I III ;f I oM I o I ~I I & I I I III I I i 'I I I I ~ i I - I ~~ ~I r- ,I 1 ~ 1~I I I ~~ ~ ~ I~ C I ~~ _ ~I i+ ,I I I` ~~ ~__~ - 'i o _ ~~I I 5~ I mM ^~ N' z ~~ II 1 U~ _- ' ~ __ ~~ _.. -. ---r__---~--~ILI. 03ALl3S321 SIHOILf'I'IV 'ONI 'S2f33N1'JN3 3TJVMNIdI'WV G&SS~6 EOOZ/L l2l yapoyy '6Mp~58 6 LZ960Dh6MP18IS~JE0D1'IIAI~ y1:~1 DEC 11 ' 03 10 59 2RR RR7 77f]t Dec 11 03 10:48a Pinnacle Engineers, Inc. 208-887-7781 p. 1 DATE: En~in~ers, Inc. 125522 W, Exa~ufilu9 I~ 9tllle B, Bc~e, kloho 8371 ~ RECENE~ qEC 1 1 2003 (,ity Of Meridian ~gtiy Clerk (Yf~ce. FAX TRANSMITTAL 11-Dec-03 JOB NO.: C036219 FROM: Dave McKinnon TO: FIRM: AllDRESS: Anna Powell, Craig Hood, and Will Berg 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 CIVIL/STRUCTURAL~PLANNING/SURVEYING PH (208) 887-7760 (208) 887-7781 FAX DEC 11 '03 i6~57 CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE December 18, 2003 ITEM # PROJECT NUMBER 6 CUP 03-048 PROJECT NAME Cherry Lane Office Park Subdivision NAME (PLEASE PRIN FOR IAGAINSTINEUTRAL November 17, 2003 MERIDIAN PLANNING & ZONING MEETING November 20, 2003 CUP 03-048 APPLICANT Pinnacle Engineers -Dave McKinnon ITEM NO. 6 REQUEST Continued Public Hearing from November b, 2003 -Request for a Conditional Use Permit fora PD for nursing home care for up to 40 patients & office use with reduced setbacks & landscapinc requirements in an 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: IDAHb POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Emailed: Date: "~ ~ Phone: ~~ ice. Staff Initials; ~~ Materials presented at public maetings sholl become property of the City of Meridian. COMMENTS See previous Item Packet See attached Staff Comments COn4~;~u.A., ~ I-4 -~~ Iz~~~s~o3 ,. <. HUB OF TRE,4SURE VALLEY MAYOR A GOOd PIaCe t0 Live .LEGAL DEPARTMf_N"I Rnberl D. Gorrie CITF CITY OF MERIDIAN `21;)466-9272.Fax 466-440j COUNCIL MEMBERS PUBLIC NORKS 'Tammy deWeerd 33 EA$T IDAHO BUILDING DEPARTMENT I<eim Bird MERIDIAN, IDAHO 83642 (2US) 898'»00 ~ Fax 887-1297 Cherie McCandless (208) 888-4133 ~ FAX (2U8) 887-4813 PLAMvING AND ZOn9NG N'illiant L.M. Nary Ciry Clerk Office Fax (208) 888-421 R DEPARTMENT (208) 884-Si33 ~ FAX 888-6814 STAFF REPORT: P&Z Hearing Date: November 20, 2003 Transmittal Date: November 13. 2003 To: Mayor, City Council and Planning & Zoning Commission t'` .. ~iy~llll~tD From: Bruce Freckleton, Senior Engineering Tech Craig Hood, Associate City Planner ~~ NQ~ ~ ~ 2~~ Re: Cherry Lane Office Park City F3f Meri~liarr City Clem Ol~rce, • 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 -03-0~8). GVe have reviewed the gforeneentioned applications and noN~ offer the following comments, as conditions of the Applicant. These conditions shall be considered In full, unless expressly modifaed or deleted by motion of the Meridian City Coamcil: 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 lproval for the submrtted development. Staff has revised the original findings and has included conditions for approval of the submitted Preliminary Pl1t 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-O, and is currently used as a church and for church related activities. The subject applications were submitted concurrently to the Planning & Zoning Departmentfor 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-I ). PP-U3-039, CUP-U3-048 Chern' Lune Office Park PZ3.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: November 20, 2003 Page 2 Arterial Landscaping- City Minimum Requirement 25 feet Building Setback in L-O Zone- Citv 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 A nalysis 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 azeas. Staff anticipates that we will h ave s imilaz r equests i n the n ear future. W e a re a slcing t he M ayor, C ouncil, a nd Planning a nd 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 w PRELIMINARY PLAT ANALYSIS Sections 12-3-3.J.2 and 12-3-S.D of Meridian City Code read as follows: In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives ofthis title and at least the following: PP-UY(129, CUP-03-Od8 Cherry Lane Office Park PZ2,PP.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 regazding 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 [he 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 Cherry Lane Office ParA PZ2,PP.CURdoc 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 Chevy 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 Chen-y 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 betweeuthe 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 b uilding a nd t he p roperty 1 Ines i s i mpractical. T here i s a n e xisting 6 -foot t all c edar fence that currently sepazates 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 becaaise trees are prohibited where the new sewer Zine is proposed (north of the existing building, staff recwnmends a mod fcation to the standard reduirement 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 Aereement: 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 tinder-parked. Therefore, the Applicant should be required to record a cross pad<ing/crass 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/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. Sanitar 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 adjacenC 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 paint. 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 Duffer. 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-pazking/cross-access agreement far 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 Chen•y 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 srtrface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinazy 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 f or 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). +t 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 Office Parl: PZ2.PRCUP.Joc Mayor, Council, and P&Z Commission Hearing Date: November 2Q 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 PLATT 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 aze at street intersections and/or fire hydrants. 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 proposes such as landscape irrigation. Y~ 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 Cherty Lane Oftlce Parl< 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 developmenC process is to provide opportunity for land development that preserves and utilized natural topographic, geologic and scenic feahues; 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 standazds and/or azea requirements of the zone maybe 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 lar,;e encueh Co accommodate the proposed uses and all vards open spaces parking landscapin,; and other features required by ordinance and/or by modifvin the requirements throueh the Plamied Development rocess. 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 facili't)es, 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 fora 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 Cherry Lane OtT'ice Parl< PZ2.PP.CUP.doc 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 aquasi-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 Plaimin~ 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, cun-ently 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, staffs 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; _ y 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 regazding 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 p er day (98 existing) based on the I nstitute 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 welfaze 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, glaze, 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 Cherry Lane Orlice Parlc PZ2.PP.CURdoc 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 maybe 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 & Buildine 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 L one 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 t o function a s pedestrian friendly b uildings, w ith p edestrian a ccess b eing p rovided 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 ~rpose 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 aneast-west walkway in front of the building(s) adjacent to C herry Lane. T his w alkway i s approximately 1 1 feet away from t he sidewalk w ithin t he 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 intemal pathways should be constructed north-south. and not east-west to allow for more landscaping between the buildings and the sidewalk on Chem Lane. See Site Specific Condition #2 below. PP-OJ-029, CUP-03-048 Cherry Lane Oflice Pork PZ?.PP.CGP.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 sepazates the two land uses and traverses the entire perimeter of the development. Because there is an existing 6-foot high fence alone the perimeter of the site and because trees are prohibited where the new sewer line is proposed (north of the existing brilding), 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 #3 below. PazkingLot Dimensions: The Applicant is showing a 21-foot wide drive aisle width far the existing parking azea west of the western driveway. Because the narking 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 nazking area west of the western driveway. In exchange for utilizing an alternative narking lot area as outlined in MCC 12-13-4 the Applicant should re-string and sign the stalls to be comnact (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 stmcture. Further, staff recommends that the Applicant remove the western-most stall and provide a 5-foot wide back- up/turnazound area, allowing for a more efficient use of the narking 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 propo§ed parking stalls ghat 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 imnervious 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, C'UP-O1-048 Cherty 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 (151 copies of a revised Site acid Landscape Plan, reflective the above-describe changes should be submitted to the City Clerk's office at least ten X101 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 aeeas (parking, drive-aisles, landscape aeeas, etc.) aze adequately maintained. C. Parking/Circulation Desien: 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 d riveway. In accordance w ith M CC, a Il d rive a isles s hall b e g minimum o f 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 shntbs, lawn, or other vegetative ground cover. All internal drive aisles east of the western drivewav 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 Consistence 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 c are f acilities,churches,utilities, p ark a nd r ecreational a reas, a nd c emeteries a re a lso considered public/quasi-public type uses. See Finding "B" above. 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 (Peasured from the face of the building to the property line) if pedestrian access and architectural design features (windows, dormers, etc.) aze placed on [he south elevations. Cotmect the Cheny Lane entrance of the buildings with the existing sidewalk on Cherry Lane with anorth-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 Cheny Lane Ot'fce Park PZ2.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: November 20, 2003 Page 13 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 stnichire, 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 area for the western most compact pazking 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 pazking areas (including landscaping) within the development shall be constnicted in accordance with MCC I 1-13 and MCC 12-13. 5. Remove the six proposed pazking 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 azea) 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/PDI 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 azchitect or engineer is required and shall be s ubmitted t o t he C ity E ngineer for a 11 o ff-street p azking a real. 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 azeas 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 catditior:al aese permit (CUP-03-048) applications. 'i. PP-03-029, CUP-03-048 Cherry Cane Office Park PZ2.PP.CUP.doc RECEIVED CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE November 20, 2003 ITEM # PROJECT NUMBER ~OdJ 2 D 2003 ~:ity Of Meridian E'ity Clerk Office 6 CUP 03-048 PROJECT NAME Cherry Lane Office Park Subdivision NAME {PLEASE PRINT) FOR AGAINST NEUTRAL >~ ~~~ Engineers, Inc. TO: Craig Hood and the Meridian Planning and Zoning Commission Meridian-City Clerk ~~ ~°'9 ~'v gg ;~ g`~, 33 E. Idaho St. _ 1' 1 ~1 .1.~ Meridian, ID 83642 ~y~tJ i~ ~1'Z~o3 DATE: October 31, 2003 ~;i', Oi.b2eri~iiarc ~iiw f Berk Office RE: Cherry Lane Office Park Staff Report Dear Mr, Hooii-and fi~Iembers of the Commission: I remember hearing someplace that the Planning and Zoning Commission likes to have written comments from applicants irl 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 Acce"ss 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 pazking 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 PIat (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 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 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 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 ofwhat aquasi-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 schooF 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 ie-locate or market their existing building's' for sale. ,With staff's strict`interpretation, the aforementioned uses (parks, cerneteries, government, etc, .:)will be the only mazket for churches wishing to sell their buildings. Further, the property is currently zoned L-O; aS a result of a rezone several years ago. At that time no conditions were placed on the re-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 isno 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 buffersxconsidering 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 aze a guide for future development and"are not written (typically) broad enough to cover for all individual planting and zoning questions that may arise.. C. See comments above regazding the Comprehensive plan. Applicant agrees with remainder of the comment. 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 less as a park, a school of a government use is debatable. Regazdless; the additional 18 vehicle trips per -day generated by this use as opposed to the current church use is negligible on a street carrying approximately 14,000 vehicle trips per day. H. No comment. I. No comment. Special Considerations Conditional Use P/D (pages 10-12) - A. Reduced Standards: The landscape ordinance provides for reduced, landscape buffers if a project utilizes "New Urbanism" concepts (12-13-18G), which reduces landscaping azea 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 trees.. if necessary to meet the intent of the ordinance if necessary. And fmally, the adjacent property landscape buffers are approximately,hal#'the width ofthe proposedi buffer widening. The 13'/15' setback appears to be ari 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 land use buffers). B. Amenities: Applicant will provide 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 narrowing the eastern driveway aisle coriung of#'of Cherry Lane if additional area is needed. C. Parking and Circulation Design: Applicant will comply with the Code D. Comprehensive Plan Consistency: Again, we disagree with the staff's. interpretation that - only those uses indicated in the text of the Comprehensive Plan are allowable iri the "Quasi-public" designation. There aze a lot of issues tied up in this one small office project, and we want to recognize the time and effort put forth by staff hi prepazing this report. There aze 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 ofthe-report. I look forward to seeing all of you again soon; and hopefully we can find awin-win,situation to this development. If you have any questions please contact me at (208) 887-7760 or via a-mail at davemnapinnacle-engineers.com. Sincerely, ' ~~j i i Dave McKinnon cc: File #C036219 Dave Buich November 3, 2003 CUP 03-048 MERIDIAN PLANNING & ZONING MEETING November 6, 2003 APPLICANT Pinnacle Engineers -Dave McKinnon ITEM NO. S REQUEST Public Hearing -Request for a Conditional Use Permit for a Planned Development for nursing home care for up to 40 patients and office use with reduced setbacks and landscaping requirements in an L-O zone for Cherry Lane Office Park Subdivision - 2150 West Cherry Lane AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY A1tORNEY 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: Emailed: See attached Staff Comments See attached Comments "No Comment" "No Comment' See attached Comments See attached Comments See attached Comments See attached Comments attached IeHer from Pinnacle Engineers and proof of pos ~Q,~ ~I'~,t7 ~ Date: 11-3- ~ Phone: J -~ Staff Initials: Moterlals presented of public meetings shall become properly of the City of Meridian. C~-- p~µ ~ Lll2©I~'3 HUB OF TREASURE VALLEY MAYOR A Good Place to Live LEGAL DEPARTMENT Rubcr[ D. Cowie CITY OF MERIDIAN ~ ' (208) 466-9272 -Fos 166405 CII Y COLNCIL MEIVInERS PURI.IC WORK`; l"nnuny do Wczrd 33 EAST IDAHO L3UILDING DEPARTMENT GciLh Dird MERIDIAN, ll)AHO 83642 (208) 898-v0o ~ Pax 887-1397 Cliorie McCandless 1208) 888-9433 ~ FAS (2081 8 87-18 1 3 PLANNING AV1J ZONING Ciry Clerk Oftice ray (2081 888-4218 W illium I,. M Nap' llEPARTML~,N'I . . ~ (_08) 884-x533 ~ FAX 888-6311 STAFF REPORT: P&Z Hearin g Date: November 6, '?003 Transmitt al Date: October 30, 2003 To: Mayor, City Council and Planning & Zoning Commission From: Bruce Freckleton, Senior Engineering Tech j,~~`1~j TTT~j ~A'Jtl1'Jl v 1:J~ Craig Hood, Planner II ~~ OCT 3 ~ 20~ 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 Setbaal<s, Reduced Buffers, and Reduced Landscaping Along Cherry Lane, by Pinnacle Engineers, Inc. (File No. CUP -03-O~tB). 6Ve have reviewed the c~forernentioned applications and now offer the following comments, ns conditions of the Applicant. These conditions shall be considered in,full,,zr~nless etipreesly modified or deleted by motion of the Meridian Ciry 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. 1'he 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 1 ] -8-1 ). Arterial Landscaping- City Minimum Requirement Proposed Minimum 25 feet 7 to 8 feet PP-03-029, CUP-03-046 Cherry Lane Oltice Park Denial,PP,CUP Mayor, Council, and P&Z Commission Hearing Date: November 6, 2003 Page 2 Building Setback in L-O Zone- Citv 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-developmeoC 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 axe 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 firture. 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-S.D of Meridian City Code read as follows: in determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives ofthis tiCle and at least the following: PP-03-029, CUP-03-048 Cherry Lane Office Park PHCUP Mayor, Council, and P&Z Commission FIearing 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 Che 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 fmancial capability of supporting services for the proposed development; Staff finds that the City and its related services are capable of servicit3g 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 Cherry Lane Odice Parl. PP.CUI' 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 Cherry Lane, an arterial street (MCC 12-13-10-4). A 7 to 8 foot wide landscape buffer along Cherry Lane, west of the cvestem 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 farrade 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, CUI'-03-048 Cherry Lune Ottice Park PP.CUP Mayor, Council, and P&Z Commission Hearing Date: November 6, 2003 Page 5 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. 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 structure. The 10-foot wide land-use buffers along the north and west property lines, adjacent to the existing structure, 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, asingle-point connection to the culinary water system shall be required. If a single-point connection is uti lized, 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 Cherry Lane 08ice Park PP.CUP Mayor, Council, and P&Z Commission Hearing Date: November 6, 2003 Page 6 STANDARD CONDITIONS (PRELIMINARY PLATI 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. 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. 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. 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, betming/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. 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 eonfinnation of said approval submitted to the Public Works Department. 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 imgation. 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 fox all building pads receiving engineered backfill, where footing would sit atop fill material. PP-03-029, CUP-D3-048 Cherry Lane OI'lice Purl: 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 mmenities not found in traditional lot-by-lot development." Deviations from the developmenC standards and/or area requirements of the zone maybe 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 westenl 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 buildin sg and parking areas Staff finds 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 ol'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 lan F uhire Land U se M ap. PP-03-029, CUP-03-008 Cherry 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, m~micipal, 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 musing home facility (health-care), meets the intended definition of aquasi-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-O zone, they do not meet, or have not been restricted to meet the defittion 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 Map. 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 Chen-y 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 hvo PP-03-029, CUP-03-048 Cherry Lana OFlice Parl: PP.CUP 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 p er day (98 existing) based on the I nstitute 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 t]re general welfare of the public, development of this property that is consistent with the quasi-public designation may be less disturbing to the existing 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 vehicular 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-OJ-048 Cherry Lane Office Padc 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 maybe affected by the proposed development. SPECIAL CONSIDERATIONS (CONDITIONAL USE/PDl 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 Altemative 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 enoueh justification to recommend approval of a reduced landscape buffer along Cherry Lane Staff recommends tUat the Commission and Cotmcil reference any written and/or verbal testimony Qiven at the public hearing(s) to determine if the purpose intent and obiectives of the Landscaoe Ordimnce is met by allowin a reduced landsca e buffer width on Chen- 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 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. The Applicant is showing a 21-foot wide drive aisle width for the existine packing 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, staffrecanmends that if the application is approved the Applicant remove the westeria-most stall and provide a 5- foot wide back-up/turraarocand area, allowing for a rnore e~cienl use o~'the parkii¢g area. Said back-up/turnaround area should be a minimum 5-feet wide and 2~-feet long and be improved with pavement. PP-03-029, CUP-03-048 Cherry Lane Offce Pane PP.COP Mayor, Council, and P&Z Commission Hearing Date: November 6, 2003 Pagel 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 br ffer 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 grass 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 Desien: 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 roinimarn 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 clrivervav shall be 'S feel in width, parking stalls shall be standard width and length (19 feet z 9 feet), and landscaping shall be installed as described in MCC 12-13. D. Comprehensive Plan Consistenc~+~. 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, healthcare facilities, churches, utilities, p ark and r ecreational areas, and c emeteries 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 aquasi-public use. However, the other five office pad PP-03-029, CUP-03-048 Cherrv Lane Office Park PP.CUP Mayor, Council, and P&Z Commission Hearing Date: November 6, ?003 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. Althoueh this site is currently zoned L- O (Limited Office), staff is recommending denial because the proposed the overall design and uses proposed within the Chem Lane Office Park is NOT harmonious with and in accordance with the adopted Comprehensive Plan, which desienates 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. . 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-03-0?9, CUP-03-048 Cherry Lane Office Park PP. W P Uct 31 03 03:51p Pinnacle Engineers, Inc. Z06-887-7781 p. z 7 ~~ Engineers, Ync. T0: Craig Hood and the Meridian Planning and Zoning Cotmmission Meridian City Clerk 33 E. Idaho St. Meridian, ID 83642 RECEIVED DATE: October 31, 2003 OCT 3 1 2003 RE: Cherry Lane Office Park Staff Report City Of Meridian City Clerk Office Deaz Mr. Hood and Members of the Convnission: 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 wt behalf of our client, Pimiacle Engineers, Inc. offers the following comments and proposed changes to the staff report prepared for the Cherry Lane Office Park Development: Special Considerations Preliminar Plat (page 4) A, Street Bathers: 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 that 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 itt 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 Prelitninary Plat (page 5) 1. Applicant will comply. 2. Applicant will comply. 3. Applicant will comply. 4. Applicant will comply. (Fur 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, SUITF, B • BOISE, IDAHO 83713 • (2081 887-7760 • FAX (208) 887-7781 OCT 31 '03 16:04 208 887 7781 PRGE.02 Oct 31 03 G3:Slp Pinnacle Engineers, Ine. 208-887-7781 6. Applicant wi1J comply. 7. Applicant will comply. Existing drainage will be retained. Standard Conditions, Prelimi Plat (page 6) 1-11). Applicant will comply Conditional Use Permit Analysis (pages 7-lt)) 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 disag•ee with staff's analysis that oftice 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 Lattd Use Map and that the text of the Comprehensive Plan states that churches, parks, government facilities, schools (public/private), healthcare facilities, chinches, utilities, recreation areas, azid Cemeteries are all uses that fall under the umbrella. ofwhat aquasi-public use is. However, quasi-public, as deigned 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. 'fhe Comprehensive Plan Land Use designation appears to have been assigned to tlils 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 stafYs strict interpretation, the aforementioned uses (parks, cemeteries, govertunent, etc...) will be the only market for churches wishing to sell their buildings. r'urther, the property is currently zoned L-O, as a result of a rezone several years ago. At that time no conditions were placed on the re-zonc (i.e. a conditional re-zone), therefore all rights and entitlements associated with the L-0 zone apply to this property. And finally there is no zoning designation that matches the, unique laud uses allowed with the Comprehensive Plan Quasi-Public designation. Basic planning principals such as determuiing what is the highest and best use of this property, determining necessazy buffers, considering trafftc 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 plazls 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 '03 16 05 p.3 208 887 7781 PAGE.03 Oct 31 03 03:52p Pinnacle Engineers, Inc. 206-887-7781 C: See conunenis above regarding the Comprehensive plan. Applicatt agrees with remainder of the comment. 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 world have less traffic generation Whether or not it would create less as a park, a school or a government use is debatable. Regardless, the additional 18 vehicle trips per day generated by this use as opposed to the current church use is negligible on a sn•eet carrying approximately 14,000 vehicle trips per day. H. No comment. No comment. Special Considerations Conditional Use P/ll (pa es 10 12) A• Reduce;171e landscape ordinance provides for reduced landscape buffers if a project utilizes "New Urbanism" concepts (12-13-18G}, which reduces landscaping area to promote soRer sueetscapes andpedeshian friendliness. The reduced setback can be requested as part of the PD. We would be happy to provide additional landscaping trees if necessary to meet the intent of the ordinance if necessary. Aud finally, the adjacent property landscape buffers aze approximately half the width ofthe proposed buffer widening. The 13'/15' setback appears to bean over site on our part, regardless the proposed buildings will be setback a minimwu of 15' from the edge of the sidewalk. Applicaz~t 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" plaza can be expaztded by either the reduction of some parking, or by narrowing the eastern driveway aisle corning off of Cherry Lazle if additional area is needed. C. Parkinx and Circulation Desigtr Applicant will comply with the Code D. _Comprehensive Plan Consistences Again, we disagree with the staff's interpretation that only those uses indicated in the text of the Comprehensive Plan are allowable in the "Quasi-public" designation. p.4 OCT 31 '03 16 06 208 887 7781 PAGE.04 Oct 31 03 03:52p Pinnacle Engineers, Inc. 2Q8-887-7781 There arc a lot of issues tied up in this one small office project, and we want to recognize the time and effort put forth by staff in preparing this report. There. 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 world 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 [he report. 1 look forward to seeing all of you again soon, and hopefully we cats fmd a win-win situation to this development. If you have atty questions please contact me ai (208) 887.7760 or via e-mail at davem(a pinnacle-engineers com. Sincerely, .~ ~~~ - Dave McKinnon cc: File #C036219 Dave Buich p.5 OCT 31 '03 16 96 288 887 7781 PAGE.aS Engineers, Inc. 208-887-7781 p.l En~in~~rs, It~+~. I~ECEIV~' ~~~ 12552 'W. E~t~cllthta i?~ 5ulfia B, 8~ 6daha .83718 OCT 3 1 2003 City Of Meridian City Clerk Office FAX TRANSMITTAL DATE: 31-Oct-03 JOB NO.: C036219 FROM: Dave McKinnon TO: Craig Hood (P&Z, Clerks), Dave Buich, Dave Roberts F1RM: ADDRESS: FAX NUMBER SENT TO: 888-4218, 888-6854, 938-0399, 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/5TRU CTURAL/PLANNIN G/SURVEYING PH (2U8) 887-7760 (20$) $87-7781 FAX OCT 31 '03 16 04 208 887 7781 PRGE.01 "`+'~1~~`~' "'~~~" Ada County Highway District R. Huber, President aussn a. ~asnarce, -isc vice rreswenc Dave Bivens, 2nd Vice President David E. Wynkoop, Commissioner John S. Franden, Commissioner 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 RECENED 2150 West Cherry Lane Meridian, Idaho 83642 OCT 10 2003 Subject: MPP03-029/MCUP03-048 City of Meridian City Clerk Office Cherry Lane Office Park Subdivision 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, ~~- Joyce Newton 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 .,,rA'''~'~. '~ Ada County Highway District Right-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, 208-387-617? phone, 208-387-6393 fax, jne wton@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'/< 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 ofFce use lots Vicinity Map MPPD302BlMCYPO&04&Cherty Lane Oflip Park A. Findings of Fact 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: Valeri 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 14,352 on 4/22/02 Better than "C" 35-mph 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. 2 11. Capital Improvements PIanlFive 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 Districts current Capita! 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 Cheny Lane. Staff is recommending a modification of District policy 72-F5, 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 poticy for the driveway # 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 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. 4 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. 5. 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 ACRD 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. 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 ACRD 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 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 Mariager 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. d. 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 ~g .. - F1 I _. ~. ... C _n _Z D _~ ~" 00 i ~e i q l ~ ~ ! 1 I ~ I .. C :. ,. n 1 ~ 1 b I 1I1 6. ' " Ji 1 I Rf I 1 ¢G ] 5}.I II I 1 ' ~ ~ ~ I 1, I ~1 I 1 ~ I _ _ 1.-_: .fir *9 ~ I i n Y ^- _....p~li .. .. .. jlN:l g 9 I '~' .. 1. . 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I i ; ~ ; I ~ ~ r ~ ;i' I`' 1' . ~ 1 _ _ --~~ ~ I p 1 1 1 ~~~ ~~~ ~": ~~~ € °~~ zviv--er-y~ ~ ~~ €~~ 5~~ " wE ~.: g~'S e .1y' -gal°~I"el"4l~al .aICH EP~Y LANE OFFICE PARK SUBDIVIS'^N iV ~~ 5 4 C 2E LIMINA RY PLAT SEWER PROFILE i F MARK BOTTL_E~ PINN~rCLE ~R@llr0Cr6. t~R Uru h QIS u1-ma C C B E S i i Z AYOR art D, Corrie CITY COUNCIL MEMBERS Tammy de Weerd William L, M. Nary Cherie McCandless Keith Blyd 298 868 5952 UTY OF xr~"~i •'~ 4,r °:, ~~ri~ia-n ~~ ~ ~ °° A IUAHO !~ ~y v l~'It P. 93 L£CA L DBPA RTM aMr (708) 4GG-9272 • PAX dGG•4405 PARKS & RBCR£ATfON (2081 R88•J579 • Pax 898-5501 PUBLIC WORKS (2U8) 89R•SJUO • fax 887.1297 BIn LUING UEPARTM£NT (208) 887.2211 • Fns 887.1297 PLANNING & ZONING (2061 Bfl4.J533. Fn. o0o r.er. 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 Merldlan Planning and toning Commission, please submit your comments and recommentletions to Merldlan Clly Clerk's OfFlce Attn: WIII Berg, Clty Clerk, by: Transmittal Date: 8epter File No,; CUP 03-048 Request; Conditlo'nel use a:.~ By: Pinnacle Englnt Location of Property or Pro)ecl: 200 Hearing Data: 2160 West Cherry Lane rang ror Cherry Lsns OHlce perk David Zeremba, P/Z (M~ VAR, VqC, FP) Jerty Cenlera, P/Z (Mo VAR, VAC FP) Merldlan &chool District ~0 FP) , Castle Mathes, P/Z (No VAR, VAC, FP ) Micheal Rohm P/Z N V Meridian POaI Office (FPiPPOnN! Ada County Highway Dlsldct , ( o AR, vqc, FP) Keith Borup, P/2 (No VAR, vgc rP) Ada County Development Services , ___^ Robert Coale, Mayor CeMrel District Health BIII Nary, CIC Nampa Merldlan brig. District Tammy deWeerd C/C Settlers Intgatlon District , Kellh Blyd, C/C Idaho Power Co. (FPiPPonry) Cherie McCandless C/C U.S. West (FA?P Dory) , Water Department Intermountain Oas rFPiPP only) r Department Bureeu of Reclamation (FP/PP only) Sanitary Service (No VAR, VAC, FP) Idaho Trensportatlon Department (JVO FP) Ada County (A M Building Department Fire Department nrroxa On only) Ada County Land Records (FPiPP oedy) Ponca Department Meritllan Development Corpore0on cltyAttomay YourConclseRemarks: Historical Preservation Commissbn City Engineer City Planner Perks Department SANITARY SEitVICE COMPANY RECEIVED BY ~"~~~~260LH "~ A7JO,tJJ .42~• I.aOD. ~1Ti4JOCY ocT z s zd_~ COMMENTS: SANE ~« . i-. $r~redofdEt -Jean, ,JsaD 7'b ~e SddrrrrsYYU• [C~i't}y Or~fr ~M1,e2i A9T IDAHO AVENUE Clry'C'.Ia'rk'Or~iCL ~ MERIDIAN, IDAHO 83642 • (208) 888-4433 f1~8) 888.4218 • Wuman Rnnurces Fax (208) 884.8723 Finance & Utility Billing Fax (208) 887.4813 OCT 29 '03 14:24 208 689 SRS oorr ra> ~~ ~~ En,gi_neers,, Inc. R~c~l~ Q~~ ~D T ? ~ ?003 CIpTY~~ R FRlplgN OFFIrF ~a & 11~rudia.~ ~firu: yratiaa~t 2~ra~iict 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Areo Code 208 3O S tember 2003 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 William Berg City of Meridian ,_ - 33 EastldahoAve..- - -- - - ms's ~ r '~ ~~~ ' ~ ~ M~rfd~iatt~; HD -83842 - vL r V L ~~T ~ 0 2~3 RE: CUP03-048/Cherry Lane Office Park Sub +~ih;~ Of IVleridian Dear Will: City Clerk Office All municipal surface drainage must be retained on site. If any surface drainage leaves the site, a Land Use Change Application must be filed. Please contact Donna Moore at 466-7861 for further information. 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, ~3~~_ Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg C: Water Superintendent Pinnacle Engineers, Inc. -Dave McKinnon File -Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 ~&~~ CO Y 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 206-463-0092 Dave McKinnon Pinnacle Engineers, Inc. 12552 W. Executive Drive, Suite B Boise, ID 83713 RE: Land Use Change Application - Cherrv Lane Office Park Subdivision Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 R~~FI~~~ ocr o s zoo3 Dear Mr. McKinnon: City Of Meridian City Clerk OfTice Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above-referenced development. If this development is under a "rush" to be finalized, I would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P. Anderson, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have any questions concerning this matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sincerely, • ~~ Donna N. Moore, Asst. Secretary/Treasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Will Berg, City Clerk, Meridian City Cherry Lane Baptist Church of Meridian, 2150 W. Cherry Lane, Meridian, ID 83642 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGI-<f5 - 23,000 BOISE PROTECT RIGHTS -40,000 1 October 2003 CENTRAL •• DISTRICT HEALTH DEPARTMENT Rezone # CENTRAL DISTRICT HEALTH DEP~~~ Environmental Health Division ~eturn to: SER 2 2 2003 Conditional Use # ~' ~ P -d3 -otl~ Preliminary /Final /Short Plat ^ Boise ^ Eagle ^ Garden City ~Nleridian ^ 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: .~- tral sewage ^ community sewage system ^ community water well ^ interim sewage .l~central water ^ individual sewage ^ individual water The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ~tral sewage ^ community sewage system ^ community water ^ sewage dry lines central water 10. Run-off is not to create a mosquito breeding problem. ^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ^ 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 ^ heverage establishment ^ grocery store 14. Please see attached stormwater management recommendatations Date: ~ l~l~ ^ 15. Reviewed By: Lti~. Review Sheet coHO voo ik~ CENTRAL ~ • DISTRICT ~i~TH~AL DEPARTM T H MAIN OFFICE • 707 N ARMSTRONG PL • BOISE, ID 83704-0825 • (208) 375-5211 • FAX 327-8500 To prenem and treal disease and disabi(im; ro promote lrealthp fif estl~fes; mxd to protect and nrnmore dye Leallh and quality of our enr~iroxmre'n1. 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: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. w,a.ix R. mm 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. Serving Valle~•, Eininre, Boise, mid Ada Countic! Ada 1 Boise County Office 70? N. Nmstrono PI. eoise, ID s37o4 Endro. HeaNh: 3277455 Family Planning: 327-7400 Immunizations 327-74:0 Senior NuMtion: 32i-74fiC WIC: 327-7488 fi4X: 327-8500 Elmore County DNice RC E. 8th St. North Mountain Home, ID 83647 Endro. Health: 587-522` Famiy Nealth: EE7-1407 WIC 587-4405 FAK'. 887~352'~. 1'aliev Counh~ Office 703 N. L=t 8t. F0. 6ox 1448 McCall, ID 83638 Fh. 634-7195 Ffu: 63[_21 %4 MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird ;3 . -''~ ~_ „ry' ~, ~ ,~' UTY OF j''~11 _ ; _ , ~.~Vl BYIG~IG~YI ~'~ {( IDAHO LEGAL DEPARTMENT (208) 466-9272 • FAX 466-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKB (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-221 l • Fax 887-1297 PLANNING & ZONING (208) 884-5533 • Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: will Berg, City Clerk, by: October 30, 2003 Transmittal Date: September 17, 2003 Hearing Date: NOVember 6, 2003 File No.: CUP 03-048 Request: Conditional Use Permit for a Planned Development for nursing home care for up to 40 patients 8 office use w/reduced setbacks & landscaping requirements in L-O zone for Cherry Lane Office Park Subdivisio By: Pinnacle Engineers, Inc. Location of Property or Project: 2150 West Cherry Lane David Zaremba, P/Z (No VAR, VAC, FP) Jeny 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 Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary S@NICe (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Department Meridian SCh001 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. (FP/PP only) U.S. West (FP/PP oMy) Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PP oMy) Idaho Transportation Department (No FP) Ade County (Annexatlon only) Ada County Land Records (FP/PP oMy) Meridian Development Corporation Historical Preservation Commission Your Concise Remarks: ~,E~EIVED SEP 162013 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642.2 S ~ ~~~ ( ~ ~Ce City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813 ti MAYOR Robert D. Cowie CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird r~ II',~~ . ~.Q,~'(ITYOF 15..9, ~../Vl eYlG~IG~YI ~ ~'` t( 1DAH0 LEGAL DEPARTMENT (208) 466-9272 • FAX 4GG-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-221 l • Fax 887-1297 PLANNING & ZONING (208) 884-5533 • Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, city clerk, by: October 30, 2003 Transmittal Date: September 11, 2003 Hearing Date: November 6, 2003 File No.: CUP 03-048 Request: Conditional Use Permit for a Planned Development for nursing home care for up to 40 patients 8 office use wlreduced setbacks & landscaping requirements in L-0 zone for Cherry Lane Office Park Subdivisio By: rlnnacle tnglnE Location of Property or Project: Inc. David Zaremba, P2 (No VAR, VAC, FP) Jeny Centers, P2 (No VAR, VAC. FP) Leslie Mathes, P/Z (No VAR, VAC, FP) Michael Rohm, P/Z (Na VAR, VAC, FP) Keith Borup, P/Z (No VAR, VAC, FP) Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Chetie 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 D.epa~ s..~,s ~ ~v CEIVED SEP 16 2003 Meridian School District (No FP) Meridian Post Office (FP/PPoMy) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FP/PP only) U.S. West (FPrPP only) Intermountain Gas (FPrPPonty) Bureau of Reclamation (FP/PP only) Idaho Transportation Department (Na FP) Ade COUnty (Annexation only) Ada County Land Records (FP/PP Dory) Meridian Development Corporation Historical Preservation Commission Your Concise Remarks: __:•N IF'T. City Of Meridian City Clerk Office 33 EAST IDAHO AVENUE • IvIERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Oftice Fax (208) 888-4218 Human Resources Fax (208) 8848723 Finance & Utility Billing Fax (208) 887-4813 _11 ,1 OR C R e< .Come CITY COUNCIL MEMBERS O Tammy de Weerd r( William L. M. Nary Cherie McCandless Keith Bird 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 Cleric, by: October 30, 2003 Transmittal Date: September 11, 2003 Hearing Date: November 6, 2003 File Na.: CUP 03-048 Request: Conditional Use Permit for a Planned Development for nursing home care for up to 40 patients 8 office use w/reduced setbacks & landscaping requirements in LA zone for Cherry Lane Offce Park Subdivisio By: Pinnacle Engineers, Inc. _ Location of Property or Project: 2150 West Cherry Lane ^ David Zaremba, P/Z (No VAR, VAC, FP) Jerry Centers, P2 (No VAR, VAC, FP) Leslie Mathes, P/Z (No VAR, VAC, FPJ Michael Rohm, P/Z (No vAR, vac, FP) Keith BoILp, P2 (No VAR, VAC, FP) ~,Q ,~' CITY OF ~rJl! ~~ IDAHO LEGAL DEPARTMENT (208) 466-9272 • FAX 466-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Faz 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 PLANNING & ZONING (208) 884-5533 • Fax 888-6654 Robert Come, Mayor Bill Nary, C/C Tammy deWeerd, C/C K 'th Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department RECEIVED SEP 16 2003 Fire Department Police Department City Attorney Your C City Engineer ~~ City Planner Parks Department ova City Clerk Office Fax (208) 888-4218 City of Meridian City Clerk Office 33 EAST IDAHO AVENiJE • MERIDIAN Meridian School District (No FP) Meridian Post Office (FPrPP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers In•igation District Idaho Power Co. (FPiPP Dory) U.S. West (FPrPP only) Iniermountain Gas (FPrPPOnty) Bureau of Reclamation (FPiPP only) Idaho Transportation Department (No FP) Ada County (Annexation only) Ada County Land Reconis (FPiPP Dory) Meridian Development Corporation Historical L s /~~~ ~ 9-iG-o i!~ . IDAHO 83642 • (208) 888-4433 Human Resources Fax (208) 884-8723 Finanre W I n;s~,~ unr„~. r., CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE November 6, 2003 ITEM # 8 PROJECT NUMBER CUP 03-048 PROJECT NAME Cherry Lane Office Park Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL /V~ ~ ~7 L/ ~ Z ~2