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HomeMy WebLinkAboutCedar Springs Professional PPRECEIVED MAR Q 4 200 City UPbl~ridian C'itw Clerk Of~'ice STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL P%ject Name: Case No(s).: Applicant: Cedar Springs Professional Center RZ-03-013';~PP-03-044, CUP-03-067 Kevin Howell P&Z Commission Hearing Date: February 5, 2004 Recommendation: Approve with conditions (all ayes) Summary of Public Hearing: • Daren Fluke, representing the applicant, testified in favor of the application, submitted a written response to the staff report, and answered several questions posed by the Commission. • Joe Siminich, property owner on the south side of Ustick Road, testified his opposition to a fuel station next to an elementary school. He also stated his preference for residential uses and that a carwash is not needed in this area of the city. • Other key points of discussion included the width and location of the driveways serving the carwash/fueUcoffee kiosk lot, the landscape buffer on the east boundary, the proposed striping of landscape islands and a potential bike lane on Venable Ln. Key Commission Changes to Staff Recommendation: • Remove the requiremern for a bike lane on Venable Lane and the requirement for a fencing plan. • Add a condition to the PP that a new, 25-foot wide cross access easemern be shown on the plat to the outparcel to the east. Outstanding Issues for City Council: • None BEFORE THE PLANNING ANl) ZONING COMMISSION IN THE MATTER OF THE ) Case No. PP-03-044 REQUEST FOR PRELIMINARY ) PLAT APPROVAL OF 5 ) RECOMMENDATION TO CITY BUILDABLE LOTS AND 1 ) COUNCIL COMMON/OTHER LOT ON 5.51 ) ACRES IN A PROPOSED C-N ZONE ) FOR CEDAR SPRINGS PROFESSIONAL CENTER Kevin Howell, Applicant 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. Howell-Murdoch Development Corp. is the current property owner, who has provided notarized consent for the subject application. The 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-N is defined within the City ofMeridian Zoning and Development Ordinance, Section 11-7-2. The subject property is within the city limits of the City of Meridian. 6. The entire parcel is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. The Applicant proposes to develop the subject property in the following manner: a five (5) lot commercial subdivision including four (4) office buildings, car wash, two fuel pumps and adrive-through coffee stand. 8. There are no significant or scenic features of major importance that affect the consideration of this application. 9. The Planning and Zoning Commission recognized the concerns of Mr. Joe Siminich expressed as verbal testimony at the 2-5-04 public hearing. RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 5 BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 5.51 ACRES IN A PROPOSED C-N ZONE FOR CEDAR SPRINGS PROFESSIONAL CENTER, BY KEVIN HOWELL - PP-03-044 -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 Preliminary Plat as requested by the Applicant for the property described in the application, subject to the following: A. Adopt the Comments and Recommendations of the Meridian Planning & Zoning and Engineering Departments as follows: SITE SPECIFIC CONDITIONS (PRELIMINARY PLATT All conditions of the accompanying Rezone (RZ-03-013) application shall also be considered conditions of the Preliminary Plat (PP-03-044). 2. If the future Ustick Road right-of--way is not being dedicated to ACHD at the time of plat recordation, locate said future right-of way on a separate common lot in the subdivision. These common lots shall be shown on the final plat. Whether dedicated or not, said land shall be landscaped in accordance with MCC 12-13-10-9. The Ustick Road sidewalk shall be detached and constructed in conformance with MCC 12-13-10-8. In accordance with MCC 12-13-12, the subdivider shall provide a minimum 20-foot wide landscape buffer along the north property line adjacent to the future school property. For the landscape buffer on the east property line, the subdivider shall comply with one of the following conditions: a. If the owner of Ada County Pazce150436438801 (Brinegar) submits a written statement to the City that the proposed buffer width is acceptable, no modifications to the Site Plan or Landscape Plan need to be made. b. Otherwise, to comply with MCC 12-13-12-4, the landscape buffer adjacent to Building "B" must be widened to at least 20 feet between the property line and the building. 4. Construct a minimum 25-foot wide landscape buffer/common lot along Ustick Road. Said landscape buffer shall be located beyond any future street right-of--way, as proposed. Construct a landscape buffer on Venable Lane, north of Ustick Road, as approved through the companion CUP/PD application (CUP-03-067). RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 5 BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 5.51 ACRES IN A PROPOSED C-N ZONE FOR CEDAR SPRINGS PROFESSIONAL CENTER, BY KEVIN HOWELL - PP-03-044 -Page 2 5. All buildable lots shall utilize a common driveway to access adjacent public streets. Said common driveway shall be constructed a minimum 25- feet wide and designed to ACHD construction standards. A permanent, non-exclusive ingress/egress easement shall be provided for all lots within the subdivision across the common driveway. The Applicant shall also record anon-exclusive cross parking/cross access easement for Lots 12- 15. 6. Construct a median planter island in the center of the commercial driveway off Ustick Road, as proposed. Said planter shall be fully within Lot 17. 7. Revise the preliminary plat to provide a minimum 7-foot wide, attached, concrete sidewalk on the east side of Venable Lane. 8. The submitted landscape plan prepared by JensenBelts Associates., and dated 11-14-03, shall be modified to reflect the following: a. Street buffer along Ustick Road shall be modified to reflect the required detached sidewalk, per condition #2 above. b. Modify the plan to show a 10-foot wide gravel shoulder along Ustick Road (MCC 12-13-10-9). The remainder of the unimproved right-of--way shall be landscaped with grass/sod, as proposed. A license agreement from ACHD for landscaping within the right-of--way will be required. c. Add a note that states 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 are removed. d. The new micropath/pathway between Lots 13 and 14 shall be designed in accordance with MCC 12-13-15 "Micropath Landscaping" and MCC 12-4-3 "Pedestrian Walkways." Micropath fencing shall be shown per MCC 12-13-15-9. e. Said revisions shall be reflected on the detailed landscape plan to be submitted with the final plat application. 9. Revise the preliminary plat to reflect all existing easements of record that may impact the property. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the azea being subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, plans RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 5 BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 5.51 ACRES IN A PROPOSED C-N ZONE FOR CEDAR SPRINGS PROFESSIONAL CENTER, BY KEVIN HOWELL - PP-03-044 -Page 3 will be reviewed and approved by the Meridian City Engineer prior to final plat signature. 10. The Applicant has indicated that the pressurized irrigation system within this development is to be owned and operated by the Nampa Meridian Irrigation District (see Note #6). Underground year-round pressurized irrigation must be provided to all lots within this development (MCC 12- 5-2.N). The City of Meridian requires that pressurized imgation systems be supplied by ayear-round source of water (MCC 12-13-8.3). The Applicant shall be required to utilize any existing surface or well water for the primazy source. If a surface or well source is not available, asingle- point connection to the culinary water system shall be required If a single- point connection is utilized, the developer shall be responsible for the payment of assessments for the common azeas prior to signature on the final plat by the City Engineer. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to development plan approval. 11. Sanitary sewer service to this subdivision shall be via a main trunk extension to the existing White Drain Trunk in the Cedar Springs Subdivision. The applicant will be responsible to construct the sewer mains through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Deparhnent. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. 12. Municipal water to this site shall be via extensions from existing mains in Ustick Road. Applicant will be responsible to construct the water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standazd forms of easements, for any mains that are required to provide service. 13. Maintenance of all common azeas shall be the responsibility of the Cedar Springs Professional Center owner's association. 14. 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 events. Side slopes within drainage areas shall not exceed 3:1. Any portion of a drainage area not improved with sod/grass seed (or other approved landscaping) shall not count towards the required open space area. 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. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established normal groundwater RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 5 BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 5.51 ACRES IN A PROPOSED C-N ZONE FOR CEDAR SPRINGS PROFESSIONAL CENTER, BY KEVIN HOWELL - PP-03-044 -Page 4 elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above groundwater. 15. A 25-foot vehicular cross-access easement aexeement shall be provided for the roronertv owner to the east (Ada Co. Parcel No SO4364388011 located somewhere between Buildines A and B GENERAL REQUIREMENTS-PRELIMINARY PLAT 1. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 2. Prior to signature of the final plat(s) by the City Engineer, 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. that has not been completed. 3. A detailed landscape plan, in compliance with the Landscape Ordinance, shall be submitted for the subdivision with the final plat(s) application. 4. Unless otherwise approved, all sidewalks shall be constructed in accordance with MCC 12-5-2.K. Prior to signature of the final plat(s), all sidewalks shall be constructed or a fmancial guarantee that said improvements will be completed shall be provided (MCC 12-5-3). 5. Streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior commencing installations. 6. 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. 7. 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. 8. Staffs failure to cite specific ordinance provisions or terms of the approved annexation/conditional use does not relieve the Applicant of responsibility for compliance. 9. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. RECOMMENDATION TO CITY COUNCII. FOR PRELIMINARY PLAT APPROVAL OF 5 BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 5.51 ACRES IN A PROPOSED C-N ZONE FOR CEDAR SPRINGS PROFESSIONAL CENTER, BY KEVIN HOWELL - PP-03-044 -Page 5 B. Adopt the Recommendations of ACHD 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 shared 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 exisfing 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. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 5 BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 5.51 ACRES IN A PROPOSED C-N ZONE FOR CEDAR SPRINGS PROFESSIONAL CENTER, BY KEVIN HOWELL - PP-03-044 -Page 6 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 #198, also known as Ada County Highway District Road hnpact 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 awaiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. C. Adopt the Meridian Fire Department Recommendations 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. RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 5 BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 5.51 ACRES IN A PROPOSED C-N ZONE FOR CEDAR SPRINGS PROFESSIONAL CENTER, BY KEVIN HOWELL - PP-03-044 -Page 7 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Deparhnent. 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 Deparhnent 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 time 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 the Central District Health Department as follows: 1. This proposal can be approved for central sewage & central water after written approval from appropriate entities is submitted. 2. The Applicant's central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 3. Run-off is not to create a mosquito breeding problem. 4. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 5 BUILDABLE LOTS AND ICOMMON/OTHER LOT ON 5.51 ACRES IN A PROPOSED C-N ZONE FOR CEDAR SPRINGS PROFESSIONAL CENTER, BY KEVIN HOWELL - PP-03-044 -Page 8 5. The engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. E. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows: 1. Applicant shall apply for a land use change application prior to final platting. 2. All laterals and waste ways must be protected. 3. All municipal surface drainage should be retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. 4. The Developer must comply with Idaho Code 31-3805. 5. NMID recommends that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. F. Adopt the Recommendations/Comments of Joint School District No. 2 as follows: 1. Directly north of the rezone for Cedar Springs Professional Center is a future school site. Joint School District No. 2 is in the progress of acquiring this site. RECOMMENDATION TO CITY COUNCII-FOR PRELIMINARY PLAT APPROVAL OF 5 BUILDABLE LOTS AND 1 COMMONlOTHER LOT ON 5.51 ACRES IN A PROPOSED C-N ZONE FOR CEDAR SPRINGS PROFESSIONAL CENTER, BY KEVIN HOWELL - PP-03-044 -Page 9