HomeMy WebLinkAboutCedar Springs Professional CUP;~2:~~~EI~T ~~I
MAR 0 4 2004
City Of Meridi~r,
'City Clez~k Office.
STAFF SUMMARY
OF
AND ZONING COMMISSION
~TDATION TO CITY COUNCIL
Project Name:
Case No(s).:
Applicant:
Cedar Springs
1tZ-03-013,
Kevin Howell
P&Z Commission Hearing Date:
Recommendation: Approve with a
Summary of Public Hearing:
• Daren Fluke, representing i
submitted a written respon
by the Commission.
• Joe Siminich, property owl
opposition to a fuel station
for residential uses and tha
• Other key points of discuss
serving the carwash/fueUcc
the proposed striping of lar
Key Commission Changes to Staff
• ~eemove the requirement i
fencing plan.
.• Add a condition to the PP
on the plat to the outparce
Outstanding Issues for City
• None
Center
5, 2004
(all ayes)
applicant, testified in favor of the application,
to the staff report, and answered several questions posed
;r on the south side of Ustick Road, testified his
text to an elementary school. He also stated his preference
a carwash is not needed in this area of the city.
on included the width and location of the driveways
i'ee kiosk lot, the landscape buffer on the east boundary,
iscape islands and a potential bike lane on Venable Ln.
a bike lane on Venable Lane and the requiremern for a
t a new, 25-foot wide cross access easement be shown
the east.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
U5E PERMIT FOR A PLANNED
DEVELOPMENT FOR FOUR (4)
OFFICE BUILDINGS, CAR WASH,
TWO FUEL PUMPS AND A DRIVE-
Case No. CUP-03-067
RECOMMENDATION TO CITY
COUNCIL
THRU COFFEE STAND IN A
PROPOSED C-N ZONE
Kevin Howell,
Applicant
1. The property is approximately 5.5 acres in size and is generally located at the northeast
corner of Ustick Road and Venable Lane. The property is designated as Mixed Use-
Community with a Neighborhood Center on the Future Land Use Map of the 2002
Comprehensive Plan.
2. The owner of record of the subject property is Howell-Murdoch Development
Corporation.
3. Applicant is Kevin Howell.
4. The subject property is currently zoned R-4. There is, however, an accompanying
application for a rezone to C-N. The zoning district of C-Nis defined within the City of
Meridian Zoning and Development Ordinance, Section 11-7-2.
The Applicant requests the Conditional Use Permit for a Planned Development located
within a Mixed Use Neighborhood Center. The 2002 Comprehensive Plan (Chapter VII)
requires all applications within future neighborhood centers, as designated on the Future
Land Use Map, be processed as Conditional Use Permits.
6. The Meridian Planning and Zoning Commission recognizes that the proposed application
is in compliance with the Meridian Comprehensive Plan.
The use proposed which is the subject of this will, in fact, constitute a conditional use as
determined by City policy.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A
PLANNED DEVELOPMENT FOR CEDAR SPRINGS PROFESSIONAL CENTER BY KEVIN HOWELL -
CUP-03-067 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the requested Conditional Use Permit as requested by
the Applicant for the property described in the application, subject to the following:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
Applicant shall meet all of the requirements of the Rezone (RZ-03-013) and
Preliminary Plat (PP-03-044) as a condition of the Conditional Use Permit (CUP-
03-067).
2. The project shall conform to the standard dimensional standards within Meridian
City Code for the C-N zone. No exceptions are proposed or approved with this
development.
As an amenity of this development, the applicant shall construct a minimum 5-
foot wide micropath, designed to MCC 12-13-15 standards, that stubs to the
northeast property line between Lots 13 and 14. The second required amenity
shall be discussed and agreed upon at the P&Z Commission public hearing. A
minimum 7-foot wide, concrete sidewalk on the east side of Venable Lane is
recommended.
4. Applicant shall revise the Site Plan (Sheet A-1) to depict a new vertical curb and
minimum 5-foot wide planter strip around the interior perimeter of Lot 17. A
maximum of two (2) curb cuts, no more than 30 feet wide each, shall be permitted
to access the internal commercial driveway from Lot 17 along its north and east
property lines (for a total of four curb cuts). The perimeter planter shall be planted
in accordance with MCC 12-13-11-2.
5. Applicant shall revise the Site Plan (Sheet A-1) to remove the four (4) striped
planters located on Lots 12, 13 and 15 and replace them with typical, landscaped
planters with raised curbs and other required elements per MCC 12-13-11.
6. All building construcfion within Cedar Springs Professional Center shall comply
with the elevations submitted with the application, prepared by LAB Architect,
dated November 2003. Construction materials shall comply with the materials list
submitted on 1-22-04 by Lynn A. Brown.
The Site Plan shall be modified to expand the parallel parking stalls shown on the
south end of Lot 17. Said stalls shall be striped in accordance with MCC 11-13-
4.F, which requires a minimum length of 23 feet.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A
PLANNED DEVELOPMENT FOR CEDAR SPRINGS PROFESSIONAL CENTER BY KEVIN HOWELL -
CUP-03-067 -Page 2
8. The Site Plan shall be modified to show ADA compliant parking stalls on each of
the four (4) office lots.
9. A Planned Sign Program shall be required for the Cedar Springs Professional
Center development. Said application shall be approved by the Planning &
Zoning Department prior to any permanent signs being constructed within the
subdivision. No illuminated wall signs will be permitted on the east elevations of
Buildings "A" and "B."
10. Except as otherwise required or approved, all sidewalks shall be constructed as
submitted and in accordance with MCC 12-5-2.K.
B. Adopt the Recommendations of ACRD as follows:
Construct Venable Lane as one-half of a 40-foot street section with curb, gutter,
5-foot concrete sidewalk on the east side of Venable Lane and a minimum of 24-
feet of pavement within 40-feet ofright-of--way.
2. Construct a 30-foot shazed curb return type driveway that intersects Venable Lane
approximately 270-feet north of Ustick Road, as proposed. 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.
Construct a 48-foot shared curb return type driveway with an 8-foot center island
within it that intersects Ustick Road approximately 140-feet west of the east
property line, as proposed. 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.
4. Other than the Access point that is specifically approved with this application,
direct lot access to Ustick Road is prohibited. Access restrictions will be required
to be noted on the final plat.
5. Comply with all Standard Conditions of Approval.
ACHD Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of--way.
2. All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A
PLANNED DEVELOPMENT FOR CEDAR SPRINGS PROFESSIONAL CENTER BY KEVIN HOWELL -
CUP-03-067 -Page 3
3. Replace any existing damaged curb, gufter and sidewalk and any that maybe
damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
4. Ufility 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.
7. Construction, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #198, also known as Ada County Highway District
Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the
right-of--way. The applicant at no cost to ACHD shall repair existing utilities
damaged by the applicant. The applicant shall be required to call DIGLINE (1-
800-342-1585) at least two full business days prior to breaking ground within
ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they
are in writing and signed by the applicant or the applicant's authorized
representative and an authorized representative of the Ada County Highway
District. The burden shall be upon the applicant to obtain written confirmation of
any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A
PLANNED DEVELOPMENT FOR CEDAR SPRINGS PROFESSIONAL CENTER BY KEVIN HOWELL -
CUP-03-067 -Page 4
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.
C. Adopt the Recommendations of the Meridian Fire Department as follows:
1. That afire-flow as required by the International Fire Code is provided to service the entire
project. Fire hydrants shall be placed an average of 350' apart.
2. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department. Additionally, internal fire hydrants will be required for the project.
4. The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have a turn around.
5. All entrances and internal roads shall have a turning radius of 28' inside and 48'
outside.
6. Operational fire hydrants and access roads are required before combustible construction
begins.
7. The proposed subdivision will have an unknown transient population and will have an
unknown impact Meridian Fire Department call volumes. According to a report
completed by Fire & Emergency Services Consulting Group in February of 2000 our
requests for service are projected to reach 2800 in the year 2005 and 3800 by the year
2010, this is up from 2069 responses in the year 2000.
8. All building uses and processes to comply with the fire code in effect at the fime of
construction.
9. No vertical obstructions or mature landscaping which obstructions the outlets of the fire
hydrant within 10'.
10. Vertical clearance for driveways shall be 13'6", this may affect tree placement in
landscaping areas.
11. All fire lanes shall have a clear driving surface which is20' wide available at all times.
D. Adopt the Recommendations of Sanitary Services Co. as follows:
1. Design the enclosure per the standard recommendations of SSC for access, gates,
floor/pad, container stops/bumpers, and dimensions. Coordinate the design with SSC.
Approval of the trash enclosure design will be required prior to issuance of a
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A
PLANNED DEVELOPMENT FOR CEDAR SPRINGS PROFESSIONAL CENTER BY KEVIN HOWELL -
CUP-03-067 -Page 5
Certificate of Zoning Compliance for the project.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A
PLANNED DEVELOPMENT FOR CEDAR SPRINGS PROFESSIONAL CENTER BY KEVIN HOWELL -
CUP-03-067 -Page 6