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HomeMy WebLinkAboutCedar Springs Professional PPFebruary 2, 2004 MERIDIAN PLANNING 8~ ZONING MEETING APPLICANT Kevin Howell PP 03-044 February 5, 2004 ITEM NO. ~ Z REQUEST Public Hearing - Request forPreliminary Plat approval of 5 commercial building lots and 1 common lot on 5.51 acres in a proposed C-N zone for Cedar Springs Professional Center - north of West Ustick Road and west of North Meridian Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: COMMENTS See attached Comments See attached Comments See attached Comments See attached Comments See attached Comments See attached Comments ~~~~~ ~- ~ ~~~ ~'~ OTHER: ll Contacted: Date: '~~ Phon~:~`~`p ` ~3~ Emailed: ~ ~~ ~ „~~o • c D ~~ Staff Initials: ~~ Materials presenfed,at public meetings shall become property of the Ci of Meridian. tiUl3 OF TREASURE VALLEY n'I,a~~n< A-Good Plncc to Live i.eGat orr,y2rntr~r ~I alnnp'deV„eerJ ~ CITY OF MERIDIAN (20S)46G-9272 ~ras 4Gti--04US cirv c ~,t:~ni. n(rntni -~(s ~~(I~~.ir~ „,<,~ia W liiinn, i_n+. Nary 33 EAST IDAHO suiromc orr~~rrn~ir:ur h~'iu, oira MERIDIAN, IDAHO 83642 (^_03) 395-i~00~ re.~ SS7-i~n7 .Shnun WarJk 1205) 533-4933 ~ fAX Q05 1 337-48 1 3 PLANNIi~G !1?JD %UNING C'harle: ILnlnLrce City Clerk OI'Occ rs C03) 83.4-J'_13 DLPAK rAIr-..A'r C08) 83~-ii= l I~; A.A' R8S-~'83~1 STAFF REPORT: Transmittal Da te: ,ltuwan~ ?0. 200-4 P&Z Hearing Da te: February S- 2004 '1'0: Mayor, City Council and Planning & Zoning Commission ~L'J V~1 From: Brad Hawkins-Clark, Principal City Planner~a~-- ~~~ ~ 2 ZO~If Bruce Freckleton, Senior Engineering Tech City Of Meridian. Re: Cedar Springs Professional Center City Clerk Office • Rezone Approval of 5:51 Acres from R-4 (Low Density Residential) to C-N (Neighborhood Business District), by Kevin Howell (File No. RZ-03-013) • Preliminary Plat (PP) Approval of Five (5) Buildable Lots and One (1) Other/Common Lot on x.51 Acres in a Proposed C-N Zone, by Kevin Howell (Erie No. PP-03-Oaf=!). • Conditional Use Permit (CUP) Approval for a Planned De~~elopment (FJD) fix Pour (4) Office Buildings, Car Wash, Two Fuel Pumps and aDrive-Through Coffee Stand on x.51 Acres in a Proposed C-N Zone. by Kevin Howell IFilc No. C'UP-03-Oh7). We have reviewed the above referenced submittals and offer the following comments, as conditions of, approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATIONS SUMMARY The Applicant, Kevin Howell, has applied for a Rezone, Preliminary Plat (PP) and Conditional Use Permit/Planned Development (CUP/PD) approval of five (5) buildable lots and one (1) common lot on 5.51 acres of existing R-4 zoned property. The site is located at the northeast corner of Ustick Road and Venable Lane. Of the buildable lots, four (4) are designated as office buildings and one (1) is designated for a car wash, self-serve fuel pumps and a coffee stand. The common lot is a street buffer landscape lot. The Applicant is requesting detailed CUP/PD approval of the entire site, consisting of 22,400 square-feet of office space plus the auto-oriented services. The Comprehensive Plan designates this area as "Mixed Use-Couununity° with a Neighborhood Center. Other than Heritage Commons Subdivision, which was processed through the City before the 2002 Comprehensive Plan was adopted, this is the tirst RL-01-O R, PP-OJ-0JM, CUP-W ~Ofi] Cwlm' SPgi PmFCV Ii].. PI' ('f,~P Joo Pla<zning & Zoning Commission/Mayor & City Council P&Z Hearing Date: February 5, 2004 Page 2 development application located within one of the Neighborhood Center (NC) areas. (See Annexation Finding "A" for a detailed analysis of the NC key design and land use concepts.) A 12-acre, future elementary school site is adjacent to the north and Meridian Settlers Park is located to the northeast. Both Joint School District No. 2 and Meridian Parks & Recreation have provided comments regarding pedestrian access to this site. The school district has not yet determined a construction date for the new school. The Parks & Recreation Deparunent foresees construction of several baseball/softball diamonds on the west end of Meridian Settlers Park by Fall 2004. In May 2002, the City approved the annexation and zoning of this site to R-4 with a Development Agreement (DA) as a part of Cedar Springs Subdivisio^ (also developed by Kevin Howelq. The subject 5.5 acres were shown on the Cedar Sprin~_*s preliminary plat as eight (8), single family lots served off a cul-de-sac. At that time, the ]993 Comprehensive Plan Future Land Use Map designated the property as Single Family Residential, so the subject uses and C-N zone were prohibited. The recorded DA (Instrument No. 102067381) restricts use of the property to single family residential only. Therefore, an amendment to the DA is required to allow the proposed uses. This can be addressed as part of the Rezone public hearing. The CUP/PD application is required because Chapter VII of the Comprehensive Plan (pg. 95) requires all new uses within Mixed Use-Community areas to be processed as Plamred Developments. The purpose of [his policy is to encourage more collaboration between the developer and the Ciry to help create neighborhood centers that have unique designs, with regard to both site layouts and structures. The Applicant is not requesting any dimensional or use exceptions with the PD nor are they proposing amenities. See the `'Special Considerations" under the CUP/PD section of this report for detailed analysis of this request. The preliminary plat application proposes a common ingress/egress easement, shared by all five (5) buildable lots in the subdivision, which provides access to both Ustick Road and Venable Lane. This is proposed as a commercial driveway, not a public or private street. Staff has provided a detailed analysis and recommended conditions of approval for thz requested preliminary plat and conditional use perntit applications below. S'rr~/f' is recommending approval of the subject rezone (RZ-03-013), prelinrirrrn.p plat (PP-03-04;t) «nd conditional arse permit (CUP-03-067), with the conditions outlined i^ this report. LOCATION The subject site is located on the northeast corner of Ustick Road and Venable Lane, within Section 36, Township 4 North, Range 1 West. SURROUNDING PROPERTIES RL-iU-n 11 NPai}(y!. CUP-VY069 Cedm' Spgs PmfCtr. RZ.PP.CUP.doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: February 5, 2004 Page North - A ] 2-acre site desi~ rated as a future elementary school and Cedar Springs Subdivision, zoned R-4. South - 15-acre parcel with a single family dwelling, zoned RUT (Ada County). East - 1.4 acre parcel with a single family dwelling, zoned RUT, and Meridian Settlers Park, zoned L-O. West - A 13-acre, undeveloped parcel and a 8.4-acre parcel with a single family chvelling, zoned RUT. OWNER OF RECORD The property owner of record is Howell-Murdoch Development Corporation, represented by Kevin Howell, who has provided notarized consent for J-U-B Engineers to submit the subject applications. ANNEXATION & ZONING FINDINGS According to Ordinance 11-15-11, General Standards Applicable to Zaairag Antenrlnaents, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in I 1-15-11 and analysis by stafF. "A. Will the nevv zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; Staff finds the 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Mixed Use -Community" with a Neighborhood Center- The purpose of this designation is "to provide a blend of high-density residential, small-scale commercial, entertainment, office and open space uses that are geared to serve all residents within a one to two square mile area. The centers should offer an internal circulation system that connects with adjacent neighborhoods or regional pathway(s). They will also serve as public transit locations for fithu'e park and ride lots, bus stops, shuttle bus stops or other alternative modes of transportation." (See Chapter VII, pg. 95.) The requested C-N zoning generally conforms to this stated propose and intent of the MU-Community designation. Staff also finds the fallowing 2002 Comprehensive Plan text policies to be applicable to this application (staffanalvszs is in italics below policy): Mixed Use Area Como Plan Policies (C rken from Chanter V1I) • "All development proposed in these areas will require approval as planned developments under the Conditional Use Permit application process. [n these locations, the developer has the option to develop either a neighborhood center in NZ-0]-G ^. PP-0]-OJY, Cl1P-d]-067 Ccdw tipps Prol Or NZPP Cl'~P dim Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: February 5, 2004 Page 4 conformance with the City's neighborhood center design ordinance, or develop a conventional mixed use project." A CUP application accwnpanies the Rezone request, which fulfills the first part of this policy. To date, the City has not adopted a neighborhood center design ordinance. This application is being processed as a "conventional mixed use project. " (See next bullet.) • "'lf developing a conventional mixed use project, four specific design elements must be incorporated into the development: a) street connectivity, b) open space, c) pathways, and d) density, not below eight (8) dwelfiog units per acre." a) Su-eet Connectivity: The developnren! proposes to caurect UsNck Rorrd rnrrl Venable Lmze with a commercial ch~ivewav. Traditiorra7 urbcrrz rlesigra/ development typically uses public rights-of-wcry to connect sn•eezs together 10 help ensure permanent, public accessibilit)r to and around the site. Tlris issue was discussed during the pre-application meeting (held 9-79-03). Given the small acreage and proposed uses, the decision was left to the applicant. ACRD approved the private commercial driveway. Since the drtvervav is proposed as a 30 foot wide section, Staffbelieves this arrarrgernerat is acceptable, crs long as anon-exclusive, public access easement is provided mzd the constrzrction design meets public street standards. The applicant is not proposing to stub the driveway/parking lot to the adjacent out parcel to the east. This is 1.3-acre parcel, located within the NC cn-ea, but not a part of the subject applications. Staff is recanmending this internal connectiar be provided. (See more discussion under CUP/PD "Special Considerations" below.) b) Onerz Space: The orrh~ open space proposed is the 30 foot Bride Icrr+dsccrpe bztffer on Venable Lane and the 25 foot bzrffer on Ustick Road, bosh of which meet the naininzum widths per Meridian City Code (MCC). The Corzzln•eherzsive Plan is not more explicit with regcu-d to open space, other thmz it must he provided somewhere within neighborhood centers. (See more discussion zrnc'ler CUP/PD "Special Considerations"below.) c) Pathwmrs: No public pathways are called for- in this area on the Funrre Lcnrd Use Map as part of the regiorzal svstern. The applicant is proposing a ~-joor wide sidewalk on the east/northeast side of the commercial driveia-ay thal would allow pedestrian movement throughout the development. To improve access to Meridian Settlers Park, Staff is recommending a new micropath connection be provided in the northeast corner ofthe plat that connects to the future elementary school site. We are also suggesting asidewalk/pathway along Venable Lane that exceeds the mininuun 5 foot width. (See CUP/PD "Special Considerations. d) Density: N/A (No residential uses are proposed.) RZU]~01!. PP-01~0~3. CLI0.0]-Oh) Ccdm~ Spes Pmf Rr RZ. PP CUP.JOc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: February 5, 2004 Page ~ • "The following standards will serve as guidelines for development ofthe neighborhood center areas: - Most blocks are 300' tnaximum, similar to Old Town. - Larger blocks along arterial streets and for traffic calri~ing. - Neighborhood Center Commercial area is located at the % mile, not at arterial intersections. - Schools are located mid-section, with frontage along a collector street. - Interconnected circulation that is convenient for automobiles, pedestrians, and transit. - Variety of housing choices. - Housing is arranged in a radiating pattern of lessening densities. - Transition between different housing types or densities at alleys. - Residents can access neighborhood commercial services without being forced onto arterial streets. - Facilitates more efficient transportation along arterials. - Grid street pattern within the neighborhood allows traffic to disperse, eases con,estion, slows traffic, and is safer for residents. - Connects to and integrates with the larger street and pathway system. - Reduced right-of-way widths are encouraged. - Open space must be provided. - Unless a Specific Area Plan has been adopted, NeiglzborhoodCenters must be developed under a Plamied Development/CUP application." The plat generally complies with all of the relevant NCgtcidelines listed above. There is only one block in the proposed plat. As measured along the centerline of the driveway, the block is approximately S00 feet long, The project is located on the half mile card a fuhu-e school has frontage on the collector. If a nei~: nricropath is provided and a planter is added aroxmd the carwash/feel pump/coffee stcrrxl lot, it i~~ill improve the pedestriarz atmosphere of the project. The development does corrrrect rvcll to the arterial street system. As the secant and fifth bullets above convey, a key principle of the NC's is to create a pedestrian friendly environment. These areas are intended to create a place where people car: gather. The carwash, fuel pumps, vacuwns and drive-thru facility do not coruribute to this kind of environment. These auto-oriented uses Wray be better placed rrt arterial intersections rather than acollector-arterial intersection. The Connnission shocdr(cousider this aspect ofthe Comprehensive Plctn when nudcin its findin s (See Chapter VII, pgs. 97-98, for the above-mentioned mined use policies.) "Permit new .commercial development only where urban services can be reasonably provided at the time of final approval and development is cmltiguous to the City." (Chapter IV, Goal I, Obj. A, #6) IiZ.~~1.urIJ. PP-0d-0Jl CUP-OS-0fi] Cedar Spy PmfGr.kt PP_CGI' Joe Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: February 5, 2004 Page 6 The City completed construction of the Glrizite Drain Trunk extension north of this site a couple ,vears ago. Municipal water is currently available in Ustick Rocrd. The Meridian Fire Department recently completed construction of a new substation (#3) approxinrcatelP one mile to the east of the subject property. • "Locate new community commercial areas on arterials or collectors near residential areas in such a way as to complement with adjoining residential areas." (Chapter VII, Goal I, Obj. B, #5) The subject property has frontage on mr arterial roadwcw (UsticJcJ. If the uses arljacerrt to the resirlentinl laud to the east ur~e offrce uses, as sJro~a~rr, this dereloprnent could eonrplenrerrt adjoinizg residential ureus. • "Require all commercial businesses to install and maintain landscapine." (Chapter V. Goal III, Obj. D, #5) • "On-street bikeways should be incorporated on all future Collector streets." (Chapter VI, Figure VI-5) This figr.u^e in the Comprehensive Plan designates a bikeronay at the subject north- sozzth half mile location. ACHD is requiring a 40 foot street section, which could accornnzodate a 6 foot striped bike lane. Staff is recommending the applicant work with ACRD to provide a bike lane on Venable. (See PrelinuJrar-v Plat "Si[e Specific Cwulitiorzs. • "Consider "Accommodating Bicycle and Pedestrian Travel: A Reconunended Approach" from the National Center for Bicycling and Walking in all land use decisions." (Chapter VI, Goal 11, Obj. A, #3) T/ris publiccrtiorr errcozu~ages,jrtrisdicrions to establish bikes,erv and walkivar' frrcilitiec irr new conslrrrctiorr curd reconstruction projects, in cr mmurer chat is srr/e, accessible and corrverrient. • "Review new development for appropriate opportunities to connect to local roads and collectors in adjacent developments." (Chapter VI, Goal II, Obj. A, #l3) • "Require continuous, grid-like collectors around the north-south half-mile lines within the undeveloped sections of Meridian's Area of Impact at flee time of new development. Such collectors should be the primary designated bike lane routes in lieu of Arterial streets, whenever possible." ACHD is requiring Venable Lcane be designed and reconstructed rzs a collector. /f the Conunission a nd Council s upport staff's recommendations b elow to regarire a b ike lane, dais application will comply with this Comp Plan policy. l%-lii_i)I ~ IMP-U_~~IIAJ_~~'N.ill.il~i c~d~~. s~~., v.„rc~~ i¢ rv ci;r v„~ PlamZing & Zoning Commission/Mayor & City Council P&Z Hearing Date: February 5, ?004 Page 7 B. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access b een d eveloped o r p tanned o r a djacent a rea b eing d eveloped i n a f ashion similar to the proposed rezone area; The general vicinity of this project is experiencing a rapid change fiom agriculhu-al and low density residential uses to urban scale development. As mentioned above, Cedar Springs Subdivision is a 100+ acre developmenC immediately north of the subject property. Other development in the vicinity includes Settlers Parlc, a municipal water reservoir, a church and Sundance Subdivision. A rezone and preliminary plat request for a 70+ lot, R-8 subdivision (Salisbury No. 2) is currently before the Commission and lies approximately '/4 mile south of the subject site. Ustick Road is not scheduled by ACRD for any improvements in the Work Program or CIP. Staff finds a rezone of the proposed property would be compatible with the land use changes in the area. C. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that any future uses, if designed, constructed and operated in accordance with adopted city ordinances and future CUP applications, should be harmonious and appropriate in appearance with the intended character ofthe vicinity. The area is intended to be a mixed use area which, based on the Comprehensive Plan description (see page 98), will have such uses as retail stores, garden centers, restaurants, drive-thru facilities and auto service stations. D. Will the proposed uses not be hazardous or disturbing to existing or futm-e neighboring uses; Staff finds the majority of future uses on the subject property will not be hazardous or disturbing to existing or future neighboring uses if all development and landscaping ordinances are applied. Both the future elementary school and existing single family residence to the e ast are less intensive uses than the office and auto-oriented services. Therefore, appropriate buffers will be required on the north and east boundaries, unless otherwise reduced through the CUP/PD application. The Commission and Council shall rely on public testimony to determine whether the proposed uses will be dishu-bing or hazardous to the neighboring residential uses. E. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, d rainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; Staff f Inds t hat r oadway i mprovements w ill b e r equired o n U stick R oad t o h andle t he additional traffic generated by this and future development. If Venable Lane is extended IQ.u)_ill 1, PY-OJ-OJl, CUP-03-116) CcJur 5pg9 RnfCbBZ PV.CUP doc Planning & Zoning Commissiott/Mayor & City Council P&Z Hearing Date: February 5, 2004 Page 8 south of Ustick Road in the future, warrants may be met to require a traffic signal. Sanitary sewer and water are either currently available or under construction to provide service to the area. O n January 9, 2004, a joint agency/department c omments meeting was held with representatives of key service providers to this property. See detailed conditions from these agencies at the end of this report. The Commission and Council should rely upon couunents submitted by the Meridian Police Department to determine serviceability for these services. All other public services and facilities noted above appear to be adequate to service this property. F. Will not a-eate excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the communih~; Staff finds that this development will not cause excessive additional requirements at public cost. The White Drain Trutilc extension was fimded by the City of Meridian but will not create new demands on the public coffer for Chis development. Ocher required site improvements will be funded and constructed by the developer. C. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the fuel island and carwash uses may involve activities, processes, materials, equipment or conditions that could produce excessive traffic and noise and have other negative public impacts. Idling diesel vehicles is one example of such an activity. A key question for the public hearmv is whether the impacts will be "excessive ' MCC I1-12-2 and 11-12-3 are intended to mitigate impacts of special uses such as fire hazards, bulk storage, noises. In addition, the CUP and/or Development Agreement could establish use parameters that would prevent other detrimental effects. Based on the information provided in the application, Staff believes that the proposed uses will no[ be excessive or unreasonable. However, the applicant should cl'trify durinU the public hearing the hours of operation hours of fire] delivery any potential for re Fri ei tted u'uck operation, and anticipated decibel levels eenerlted nt the site H. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that any future uses will impact the level and flow of traffic on the surrounding streets. ACHD estimates the site to generate 1,380 additional vehicle trips per day (0 existing). Improvements to Venable Lane and Ustick Road are required of the developer to bring the facilities up to acceptable standards. We also find that it will be important to create a safe and protected environment for children attending the future school site. The applicant should comply with ACHD policies in order to preserve the capacity and movement on the adjacent roadways. kbn).u i1, YP~iJ-wL CUP-~~!-~c'l C<J;ir Sp~.v Prof Cu:NL PP.CLiP de. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: February 5, ?004 Page 9 1. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff finds that the proposed development will not result in the destruction, loss or damage of other natural features. J. Is the proposed zoning amendment in the best interest of the City of A'ieridian. (Ord. 592, 11-17-1992)" Staff finds that the rezone of this property would be in the best interest of the City for the following reasons: • increased conunercial land base available to future builders/developers; • increased property tax revenue; • municipal services are available to the area; and • application substantially complies with the Comprehensive Plan. • providing retail and other services near existing residences REZONE SITE SPECIFIC CONDITIONS L The legal description submitted with the application meets the requirements of the. City of Meridian and State Tax Commission. 2. The subject property is within the Urban Service Planning Area. Essential City services will be made available to the subject property. 3. Prior to the rezone ordinance approval, an Addendum to the recorded Development Agreement (DA) shall be entered into between the City of Meridian and the property owner. Specifically, Section 4.1 on page 4 of the DA (Instrument No. 10206738]) shall be modified to allow a carwash, coffee stand/kioslc, fuel pumps and office uses. If other retail uses are anticipated in the future, this should be included in the Addendum to avoid fiiuue amendments, etc. 4. Any existing domestic wells and/or septic systems within this project will have to ba removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. PRELIMINARY PLAT FINDINGS Meridian City Code (MCC) 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: A. The conformance of the subdivision with the Comprehensive Development Plan; RZ-P]~01], PP-0]-Ply COP-P]-OG1 Cedar Spys Prol'CV. RLPPCUIIJO: Planrting & Zoning Commission/Mayor & City Council P&Z Hearing Date: February 5, 2004 Page 10 Staff finds that the proposed application is in compliance with the adopted Future Land Use Map of the Comprehensive Plan (Chapter VII) and other policies, as noted under `:A" above. The proposed uses are in compliance with the sample uses for this mixed use classification. Venable Lane is located at the half-mile line between Meridian Road and Linder Road. These half-mile locations are shown in the Comprehensive Plan (Chapter VI) as future col lector r oadways. T he p lat a ppears t o d edicate s efficient rfight-of--way a nd m eets t he minimum sneer buffer widths to comply with a Collector sn-eet classification. B. The availability of public services to accommodate the proposed development; Staff finds that public services are available to accommodate the proposed development. (See the findings under "Annexation and Zoning" for more detail.) C. The continuity of the proposed development with the capital improvement program; Because the developer is required to install 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 t hat t he C ity a nd i is r elated s ervices a re capable o f se tvicing t he p roposed development. The development will not require major expenditures far providing supporting services. Staff recommends that the Commission and Council consider the Meridian Police, Parla and Fire Departments' comments 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 the plat itself that should be brought to the Council or Commission's attention. There may be detrimental uses associated with the CUP/PD application to consider. ACHD considers road safety issues in their analysis. Staff finds the Commission and Council should rely on any public testimony that may be presented to determine whether the proposed use may cause health, safety or environmental problems of which staff is unaware. SPECIAL CONSIDERATIONS-PRELIMINARY PLAT 1 . Land-Use Buffers There is an existing single family residence on Ada County parcel SO436438801, immediately east of this parcel. MCC 12-13-12 requires a minimum 20- foot landscape buffer between the office uses and the residence. Building "B" is k/~OJ-Old. PP~iyMi CG0.1U~06: c.~d~~ s„ _•,- rr.,ro ~ ezvr rur ,e„- Planning & Zoning Commission/Mayor & City Council PRZ Hearing Date: February 5, 2004 Page 1 ] currently proposed as a 16 foot buffer. However, the parcel is designated as Mixed Use-Community on the Future Land Use Map, meaning Che parcel may redevelop with similar uses as the subject application and not require a buffer. 50, Staff is recommending the following options: a. If the owner of Ada County Parcel SO436438801 (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. (See Site Specific Condition #3 below.) 2. Cross-Access/Parl:inQ: The Applicant is proposing one access point onto Usticl< Road and one access point onto Venable Lane. ACHD staff has reviewed the access points for compliance with policy (see ACHD report). The draft CC&R's(Artic le 7, pg. 8) include a section outlining the cross access and parking agreements for die subdivision. Because all of the office lots within the development share access points, drive-aisles and parking, the Applicant should be required to record a cross parking/cross access easement for Lots 12-15 (office lots), including a permanent ingress/egress easement for the common driveway. (See Site Specific Condition #5 below.) 3. Venable Lane Sidewalk: The preliminary plat proposes a 5-foot wide, attached sidewalk on the east side of Venable Lane that stubs to the future school site. As discussed render the CUP/PD "Amenities" section, staff is recommending this be widened. Pathways are one of four (4) required elements witlun conventional mixed use projects. Staff recommends a minimum 7-foot sidewalk to better comply with this Comprehensive Plan policy. A wider walkway/pathway to serve the fitture elementary school may be an appropriate addition and feature that fits the scale and uses of this particular NC. (See Site Specific condition #8 below.) 4. Fencin :The application is unclear with regard to the intended perimeter fencing. Staff requests the applicant be prepared to address the locations and type of fencing, if any, at the P&Z Commission public hearing. SITE SPECIFIC COMMENTS-PRELIMINARY PLAT 1. 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 firture 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 HZ~IJ-u I d, PP-0l-V44. CUP-OS-061 Cedor Spgs Prol Gr. k2,PV.CUP.doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: February 5, 2004 Page 12 shall be landscaped in accordance with MCC 12-13-10-9. The Ustick Road sidewalk shall be detached and constructed in conforniance with MCC 12-13-10-8. In accordance with MCC 12-13-] 2, 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 fine, the subdivider steal! comply with one of the following conditions: a. If the owner of Ada County Parcel 50436438801 (Brinegar) submits a written statement to the City that the proposed buffer width is acceptable, no modifications to die Site Plan or Landscape Plan need to be made. b. Otherwise, to comply with MCC 12-13-12-4, the landscape buffer adjacent to Buildin« "B" must be widened to at least 20 feet between the property line and the building. 4. Constrict a mininnun 25-foot wide landscape buffer/common ]ot 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). J. 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. The Applicant shall coordinate with ACRD to provide the following features on Venable Lane: a) a minimum 6-foot wide, striped bike lane on the east side of Venable Lane, and b) street signs which designate Venable Lane as "No Parking." Construct a median planter island in the center of the commercial driveway off Ustick Road, as proposed. Said planter shall be frilly within Lot 17. Revise the preliminary plat to provide a minimum 7-foot wide, attached, concrete sidewalk on the east side of Venable Lane. 9. The submitted landscape plan prepared by JensenBelts Associates., and dated 11-14-03, shall be modified to reflect the following: • Street buffer along Ustick Road shall be modified to reflect the required detached sidewalk, per condition #2 above. • 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 NZ-nJ.p U. PV-0i{I3J. CLIP-0}Un) CcJw' SITS I'rol'fv NLPP Clald~i. Planning & Zoning Conunissiot~/Mayor & City Council P&Z Hearing Date: February 5, 2004 Page 13 with grass/sod, as proposed. A license agreement from ACHD for landscaping within the right-of--way will be required. • 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. • The new micropath/pathway between Lots 13 and 14 shall be designed in accordance with MCC 12-L3-15 "Micropath Landscaping" and MCC 12-4-3 "Pedestrian Walkways." Micropath fencing shall be shown per MCC 12-13-15-9. Said revisions shall be reflected on the detailed landscape plan to be submitted with the final plat application. I0. Revise the preliminary plat to reflect all existing easements of record that may impact the property. All irigation ditches, laterals or canals, exclusive of natural waterways; intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate inigation/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 will be reviewed and approved by the Meridian City Engineer prior to final plat signahtre. 11. 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 p ressurized i nigation m ust b e p rovided t o a l l I ots within this development (MCC 12-5-2.N). The City of Meridian requires that pressurized irrigation systems be supplied by a year-round s ource of water (MCC 12-13-8.3). The 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 cotmection is utilized, the developer shall be responsible for the payment of assessments for the common areas 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. l2. 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 routin, with the Public Worls Department. Applicant shall execute City of Meridian standard forms of easements, For any mains that are required to provide service. li. Municipal water to this site shall be via extensions from existing mains in Usticl: 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 standard forms of easements, for any mains that are required to provide service. I1bR:.a l!. PP~P-0YJ. Q''P-01-uU1 Ced;n' Spgs Pi~nl CIr.RL.PY_CL'P.dac Planning & Zoning Commission/Mayor & City Council PR Z Hearing Date: February 5, ?004 Pace ]4 l4. A detailed fencing plan shall be submitted upon application of the final plat (MCC 12-4- l OF.3). All fencing shall be installed in accordance with MCC 12-4-10. l~. Maintenance of all common areas shall be the responsibility of the Cedar Springs Professional Center owner's association. 16. Please submit all updated groundwater/soils monitoring data to Che Public bVorl<s Department for review. Any drainage areas (detentioir/retention, basins) mist be designed to ensure that water will percolate or dischazge 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 chazacteristics 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 elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above groundwater. 17. Submit 10 copies of a revised preliminary plat that depicts the above-mentioned changes to the City Clerk at least 10 days prior to the next public hearing. GENERAL REQUIREMENTS-PRELIMINARY PLAT Coordinate fire hydrant placement with the City of Meridian Public Worlcs 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 financial guarantee that said itnprovements will be completed shall be provided (MCC 12-5-3). 5. Streetlights will be required at locations designated by the Public Worlcs 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 Worlcs Department prior conunencing installations. k/-OJ-011, PP-0J-0]J, CUP-UJ-06] Cedes Spur Nul Cu' ItZ P P CI i I' dnc Planning & Zoning Commission/Mayor $ City Council P&Z Hearing Date: Februazy 5, 2004 Page 15 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 far compliance. 9. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. CONDITIONAL USE PERMIT FINDINGS 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 shall find evidence presented at the hearing(s) is adequate to establish (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; Staff finds that the sttbject property is large enough to accommodate the requested use and all other required features. As noted under the Preliminary Plat findhtgs, the required buffer between land uses on the east boundary may need to be widened to comply with the ordinance. 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; Staff finds the proposed development is generally harmonious with the 2002 Comprehensive Plan, as discussed under Annexation Finding "A." The majority of the CUP/PD Site Plan is harmonious with the Zoning and Subdivision Ordinance. However, the proposed driveway openings/curb cuts on Lot 17 do not conform. MCC 12-5-2.F., Driveways, requires that "all driveway openings in curbs shall be as specified by the Public Works Department, Highway District or State Highway Department." Lot 17 of the plat (the carwash/fitel pump/coffee kiosk lot) proposes driveway openings mtto the intemal commercial driveway that exceed 120 feet in width on the east and 160 feet on the north. These are excessive and must be reduced. ACHD's standard, allowable curb cut on local streets is a maximum of 36 feet. While not a local street, the intemal common driveway will fiuiction largely as a street and staff recommends a maxinuun 30 foot wide cut. (See Site Specific condition #5 below.) C. That the design, construction, operation, and maintenance will be compatible with RZ-~0!~i13. PP-0i-0JJ. CUP-0]-Oti) Cedm' Spes PmFCV RZ.PP.CUP Vac Plamting & Zoning Commissiot~/Mayor & City Council Pct Z Hearing Date: February 5, ?004 Page 16 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 or intended character of the area. The applicant should address the hours of operttion tnticip'rted on Lot 17 and the Commission should consider public testimonv in this reUard. Some consideration may need to be given to the existing residence to the east until said lot redevelops in the future to preserve their residential atmosphere. D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property iu the vicinity; Staff does not anticipate that the proposed development will have an adverse impact on the surrounding property. However, staff reconnnends that the Commission and Council rely upon public testimony, staff's analysis, and other agency comments when detern~ining if the proposed uses will adversely affect the other properties in the vicinity. The buffer width behind Building "B" may need to be increased to comply with the Landscape Ordinance. 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 adequatey' any such services; The Commission and Council should reference any written or verbal testimony submitted by the Meridian Police Department regarding their ability to adequately service this project. The Meridian Fire Department has submitted a list of conditions and needs in order to adequately serve the project (see below). Water and sanitary sewer service are proposed to be extended from existing main lines adjacent to the proposed development. The ACHD is recommending approval, with site-specific and standards conditions. Please review the ACHD report for this project for additional information regarding this , finding. P. 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 ot'the community; If approved, the developer wilt be financing the extension of sewer, water, local street infras[ruchtre, utilities and irrigation services to serve the project. The primary public costs to serve the future residents will be fire, police and school facilities and services. Staff finds there will not be excessive additional requirements at public cost and that Che conditional use permit will not be detrimental to the community's economic v,~elfare. G. That the proposed use will not involve activities or processes, materials, equipment, RZ-03-O 0, PP-0l-04J, CUPA]A6] CcJOr Spps NbfCir FL V V CI! P Jnc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: February 5, 2004 Page 17 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; According to ACHD, the proposed project is anticipated to generate 1,380 new vehicle trips per day. Staff recognizes that traffic and noise will increase with the approval of this subdivision; however, staff does not believe that the amount generated will be detrimental to the general welfare of the public. Staff does not anticipate the proposed development will create excessive noise, smoke, fumes, glare, or odors. The anplicant should clarify during the oublic hearing the hours of oneration hours of fuel delivery and anticipated decibel levels generated at the site See Annexation Finding "G" for additional analysis of this finding. 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 sw-rounding public streets; Staff does not believe that the proposed vehicular approaches on Ustid< Road and Venable Lane will create an interference with traffic on the surrounding public streets. All minimum off-sets appear to be met and the commercial driveway exceeds the minimum 25-foot width. Please review the ACHD staff report for this project for further 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. Staff finds that the proposed development will not result in the destruction, loss or damage of other natural features. SPECIAL CONSIDERATIONS-CONDITIONAL USE PERMIT 1. PD Amenities: As stated earlier, the Applicant not requesting any dimensional or use exceptions with the PD nor are they proposing amenities. The reason for the PD.is because. the development lies within a MU-Community/NC area on the Future Land Use Map. MCC 12-6, Planned Developments, was written prior to the adoption of the 2002 Comprehensive Plan which designated a NC in this location. MCC 12-6 does not exempt non-residential PDs from providing amenities. It does state that '`other amenities appropriate to the size and uses of the proposed development, as may be proposed by the applicant and approved by the Commission and Council," can be approved. MCC 12-6-2.A.3.c allows for the provision of public access to public open space to be counted as an amenity. If a new pedestrian micropath is constructed between Lot 13 and 14 to the future school lot, staff believes this could qualify as one of the two required amenities. RZ~3-~1 U, PP-03-OVA. CUP-03-06] Ccdar Spgs Pof Cv.RZ.PP.COP.doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: February 5, 2004 ~ Pave 18 One option for the applicant and Commission to consider for the second amenity is a widened sidewalk/pathway adjacent to Venable Lane. As noted under the Annexation findings, pathways are one of four (4) required elements within conventional mixed use projects. ACHD is requiring a minimum 5-toot wide sidewalk. Staff reconunends a minimum 7-foot sidewalk. A wider walkway/pathway to serve the future elementary school may be an appropriate addition and feature that fits the scale and uses of this particular NC. The Commission and Council should review the amenities and determine if they are "appropriate to the size and uses of the proposed development" (MCC 12-6-2.3). See Site Specific Condition #3 below. 2. Cross-Access to East: As noted tinder Annexation Finding "A", there are several policies which encourage connectivity within neighborhood centers. While not a part of the subject application, the 1.38-acre parcel to the east lies within the same mixed use area. During the pre-application meeting, the Applicant was encouraged to consider a shared driveway with this parcel to allow future comnectivity. The CUP/PD Site Plan does not allow for such a future connection. In other commercial subdivisions, this would not be viewed as necessary. However, staff interprets Chapter VII of the Comprehensive Plan to outline higher design standards thau other commercial sites. We are reconnnending the Site Plan be modified to accommodate a future cross-access with Parcel SO436438801 Uetween Building "A" and Building "B." Since the Applicant has provided almost twice the required amount of parking for the office uses (56 required; 104 provided), this modification would not significantly impact the parking ratio. See Site Specific condition #4. S1TE SPECIFIC CONDITIONS (Conditional Use Permit) 1. Applicant shall meet all of the requirements of the Rezone (RZ-03-013) and Preliminary Plat (1?P-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 C ity Code for the C-N zone. No exceptions are proposed or approved with this development. 3. 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 azid 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. The Site Plan (Sheet A-1, dated November 2003) shall be modified to accommodate a future cross-access driveway with Parcel 50436438801 between Building "A" and Building "B." This condition will require the removal of at least three (3) parking stalls. 5. Applicant shall revise the Site Plan (Sheet A-1) to depict a new vertical curb and minimum ~-foot wide planter strip around the interior perimeter of Lot 17. A masinnun of two (2) curb cuts, no more than 30 feet wide each, shall be permitted to access Che RZ-0]-013. PP-03-0J9. CUP-0]-06J Ceder SV&~ Rnt Cyr NZ VI' CGY.Jr. Plaiming & Zoning Commission/Mayor & City Council P&Z Hearing Date: Februazy 5, 2004 Page 19 internal commercial driveway from Lot 17. The perimeter planter shall be planted in accordance with MCC 12-13-11-2. 6. Applicant shall revise the Site Plan (Sheet A-1) to remove the four (4) striped planters located on Lots 12, L3 and 15 and replace them with typical, landscaped planters with raised curbs and other required elements per MCC 12-13-11. 7. All building construction 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. S. The Site Plan shall be modified to expand the parallel parking stalls shown on the south end of Lot 17. Said stalls shall be swiped in accordance with MCC' 11-I?-4.F, which requires a minimum length of 23 feet. 9. The Site Plan shall be modified to show ADA compliant parking stalls on each of the four (4) office lots. ]0. A Planned Sign Program shall be required for the Cedar Springs Professional Center development. Said application shall be approved by the Plamling & Zoning Department prior to any permanent s igns being c onstructed w ithin the subdivision. No illuminated wall signs will be permitted on the east elevations of Buildings "A" and "B." 1 l . Except as otherwise required or approved, all sidewalks shall be constructed as submitted and in accordance with MCC 12-5-2.K. MERIDIAN FIRE DEPARTMENT CONDITIONS (RZ-03-013 PP-03-044 CUP-03-067) L Thal afire-flow as required by the International Fire Codeis providedto 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 Depanment. 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. ~. All entrances and internal roads shall have a fuming 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 R]-0 i_p I l PY-X11.0.11 CI~P.~l6u4] Cctlur Shy ProF Co' RZ.PP_CUP Joc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: February 5, 2004 Page 20 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 ftre code in effect at the time of construction. 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. l 1. All fire lanes shall have a clear driving surface which is20' wide available at all times. SANITARY SERVICE CO. CONDITIONS (CUP-03-067) 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 Certificate of Zoning Compliance for the project. RECOMMENDATION As noted, there are several areas for discussion at the P&Z Commission hearing, including: a. Land use buffer on the east boundary b. New micropath to the northeast c. Wider sidewalk on Venable Lane d. Cross-access to the orrtparcel to the east e. Perimeter fencing f Hours of operation, hours of fuel delivery, refrigerated trucks, and anticipated decibel levels generated at the site. g. Appropriateness ofvehicle-oriented uses within a NC (vs. more pedestrian-oriented uses) Upon resolution of the above issues, Staff recommends approval of the submitted rezone (RZ- 03-013), preliminary plat (PP-03-044), and conditional use permit (CUP-03-067) applications, with the conditions listed herein. ez-m-u u, rr-0s~a. cur-o3-ooi c~m~sr~s r.„r c~~ uz.rr cur d.•. MAYOR RoHERTD. CGRRtE CGUNCII. MATAAA.RR WII.LIAM L.M. NARY KEITHBIRD TAMMY nE WEER CHERIE MCCANDLES3 RvRAL FmE Colvmnsslor>ERs RICHARD GESerre TERRY LEIGHTON STEVE FZLIOTT UTV OF C~ri~i~n ~~ IUAHO KEN W. BowERs DEPUTY CI~P - FmE PREVHNTION JOaEPHSILVA DEPUTY CfIlEF -TRAINING BII.L JOHNSON 540 Fsst Franklin Road Meridian, ID 83642 (208)888-1234 Fax (208) 895-0390 MERIDIAN CITY/RURAL FIRE DEPARTMENT a ~ .. December 31, 2003 ~;~, ~, `'d~~ t;ity OI'14'lel-idial; City Clerk Office TO: Mayor, City Council & Meridian Planning & Zoning Commission FR©M: Joseph Silva, Duty Chief, Fire Prevention SUBJECT: Cedsr Springs No. 4 Professional Garner RZ 03-013, CUP 03-067, PP 03-044, FP 03-067 The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project: 1. That afire-flow as required by the International Fire Code is provided to service the Mire project. Fire hydrants shall be placed an average of350' apart. 2. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 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 requite that any roadway greater than 150' in length that is not provided with aq ~~tlet shall be required to latve 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. The proposed subdivision y~ill 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 time of con ruction. 9. No vertical obstructions or mature landscaping which obstractiona the outlets of the fire hydram within 10'. i0. Vertical clearance for driveways shall be 13'6", this may affect tree placement in landscaping areas. I1. All fire lanes shall have a clear driving surface which is20' wide available at all times. .,rp" {¥~k~A. Ada County Highway District 37th uave ~. vvynnoop isi vice rreswem Susan S. Eastlake, 2nd Vlce President Sherry R. Huber, Commissioner Dave Bivens, Commissioner Garden City ID 83714-8499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: January 20, 2004 To: Kevin Howell RECEIVED 4822 North Rosepoint Suite C Boise, Idaho 83713 _"s~!w~'~a ~" 6 '~~G~~4 Subject: Cedar Springs Professional Center City of Meridian 5-lot commercial subdivision City Clerk Office NEC Ustick Road and Venable Lane On January 13, 2004, 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 208-387-6177. Andrea N. Tuning 1 Principal Development Analyst (/ Right-of-way & Development Services Planning Division CC: Planning & Development project file City of Meridian Construction Services Drainage Utilities JUB Engineers 250 South Beechwood Avenue Suite 201 Boise, Idaho 83709 .~r '~'~ Ada County Highway District [teght-oJ-Way & Development Department Planning Review Division This application does not require Commission action and is approved at the staff level on January 13,2004. Tech Review for this item was held with the applicant on January 9, 2004. Please refer to the attachment for appeal guidelines. Staff contact Andrea N. Tuning, 208-387-6177-phone, 208-387-6393 fax, a tuin aC~ a ch d. a da. rd. us File Numbers: Cedar Springs Professional Center/MPP03-044/MRZ03-013/MCUP03-067 Site address: Northeast corner of Ustick Road and Venable Lane Owner/Applicant: Kevin Howell 4822 North Rosepoint Suite C Boise, Idaho 83713 Representative: JUB Engineers 250 South Beechwood Avenue Suite 201 Boise, Idaho 83709 Application Information: The applicant has submitted an application to the City of Meridian requesting rezone, conditional use and preliminary plat approval to construct a 5-lot commercial subdivision on 5.51-acres. The site is currently zoned R-4 and is proposed to be rezoned to GN. The subdivision is proposed to contain four 5,600 square foot office buildings, a car wash with 6-bays and an office, 2-self serve fuel pumps and a 300-square foot drive-thru coffee stand. Acreage: 5.51-acres Current Zoning: R-4 Proposed Zoning: C-N Buildable Lots: 5-lots Common Lots: 1-lot Vicinity Map A. Findings of Fact Trip Generation: This development is estimated to generate 1,380 additional vehicle trips per day (0 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: A traffic impact study was not required with this application. Cedar Springs Subdivision completed and submitted a traffic study in October of 2003 with the preliminary plat application. This site was included in that preliminary plat application with single-family residential lots. Although the residential lots are now proposed to become commercial, staff has included the Cedar Springs Subdivision's traffic study for informational purposes. • The proposed project is a 264-lot single-family subdivision located near the Ustick Road and Meridian Road intersection. The revised plan also has one elementary school site. • The estimated build-out year for the subdivision is 2005. • The trip generation is 3,350 vehicle trips per day, or 335 vehicles per hour during the PM peak hour. • The subdivision proposes one approach to Ustick Road, located west of Meridian Road, and two approaches on Meridian Road, both located north of Ustick Road. • All three proposed approaches have two outbound lanes: a left-tum lane and aright-turn lane. The left-turn movements will operate at LOS A for the three approaches. • The construction of left-turn bays on Ustick Road and Meridian Road for the three proposed subdivision approaches. • There are four stub streets proposed, three to the north and one to the west. • The ADT on Ustick Road is 3,960 vehicles per day and 4,156 vehicles per day on Meridian Road, counts taken on August 2, 2000. • The Ustick/Meridian Road all-way stop control intersection is estimated to operate at LOS B. • With the estimated "background" traffic in year 2005, the Ustick/Meridian Road all-way stop control intersection is estimated to operate at LOS C. • With the estimated "site" plus "background" traffic in the year 2005, the Ustick/Meridian Road all- way stop control intersection is estimated to operate at LOS E. • The study predicts that the Minimum Vehicular Volume warrant will be met for a traffic signal at the Ustick/Meridian Road intersection when the proposed development reaches full build-out. • One internal street, Ashton Lane from Ashby Street to Meridian Road, is estimated to exceed 1,000 vehicles per day and is being designed as a collector street. 4. Site Information: Vacant. 5. Description of Adjacent Surrounding Area: a. North: Cedar Springs Subdivision b. South: 15-acre parcel with asingle-family dwelling c. East: 1.383-acre parcel with asingle-family dwelling and the City of Meridian Park d. West: 8.483-acre parcel with asingle-family dwelling 6. Impacted Roadways Ustick Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Venable Lane: 409-feet Minor arterial West of Meridian Road was 6,349 on 4-23-02 Currently better than "C' 40 MPH Frontage: 460-feet Functional Street Classification: Minor arterial Traffic count: Not available Speed limit: 25 MPH Meridian Road Frontage: Functional Street Classification: Traffic count: Level of Service: 0-feet Minor arterial North of McMillan Road was 3,192 on 7-12-00 North of Ustick Road was 4,156 on 8-2-00 Currently better than "C" Roadway Improvements AdJacent To and Near the Site Ustick Road currently has 2-traffic lanes with No curb, gutter or sidewalk. Venable Lane is currently unimproved and has not been final platted. Venable Lane was approved with the preliminary plat application for Cedar Springs Subdivision. Meridian Road currently has 2-traffic lanes with NO curb, gutter or sidewalk. 8. Existing Right-of-Way Ustick Road currently has a total of 50-feet of right-of-way (25-feet from centerline). Venable Lane is currently unplatted and unimproved. Venable Lane was approved with the preliminary plat application for Cedar Springs Subdivision. 9. Existing Access to the Site The site does not currently have an existing designated driveway. 10. Site History The District previously reviewed this site as a part of Cedar Springs Subdivision. The District reviewed and approved this site on December 12, 2001. The conditions for approval that are contained in this report are modified slightly from the conditions for approval that were imposed on Cedar Springs Subdivision to reflect the commercial uses (that are currently being proposed) rather than single-family residential uses (that were previously approved). The conditions that are currently being imposed are based on current ACHD policy. 11. Capital Improvements Plan/Five Year Work Program There are currently no projects within this area that are scheduled within the District's Five Year Work Program or Capital Improvements Plan. B. Findings for Consideration 1. Right-of•Way and Sidewalk - USTICK ROAD District policy requires 96-feet of right-of--way on arterial roadways (Figure 72-F1B). This right-of-way allows far the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. Ustick Road is not listed as a proposed project in the District's currently adopted Five-Year Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant cannot receive reimbursement far dedicated right-of--way from available collected impact fees. The applicant shall do one of the following: a. Dedicate by donation a total of 48-feet of right-of--way along Ustick Road, and construct a minimum 5-foot wide concrete sidewalk along Ustick Road, located a minimum of 41-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Ustick Road, located a minimum of 41-feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide concrete sidewalk along Ustick Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. Street Section and Right-of-Way - VENABLE LANE District policy 7202.8 and 72-F16, requires roadways abutting commercial developments to be constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of-way. District policy 7203.4.2 states "if a proposed development abuts an unpaved street or streets the developer shall construct one-half of the full street improvements, including curb, gutter and concrete sidewalk plus additional pavement widening beyond the centerline established for the street to provide a minimum 24-feet wide paved surtace. A 3-foot wide gravel shoulder and a drainage swale sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. This street section shall be constructed within a minimum 40-foot right-of-way." Venable Lane was originally proposed with Cedar Springs Subdivision, but is not currently platted right-of-way. Due to the fact that Venable Lane is not currently platted right-of-way, the applicant will be required to dedicate sufficient right-of-way and construct the minimum street section. Based on the commercial uses that are being proposed, the anticipated traffic volumes and the size and weight of vehicles that will be utilizing Venable Lane, the applicant should 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 of right-of-way. 3. Driveways District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 25 to align or offset a minimum of 105-feet from any existing or proposed driveway. 4 District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commerciaUindustrial roadways to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near 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. 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. Driveway on Venable Lane The applicant is proposing to construct a 30-foot shared curb return type driveway that intersects Venable Lane approximately 270-feet north of Ustick Road. Venable Lane is not a classified roadway but does not have any front on housing that is proposed and will provide primary access to this commercial development, an elementary school, and Cedar Springs Subdivision. Due to the fact that Venable Lane will carry higher volumes of traffic, staff has applied the driveway policy that would be applicable to a collector roadway that is 25 MPH. The proposed driveway meets District policy and should be approved with this application. Driveway on Ustick Road The applicant is proposing to 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. This driveway is proposed to align with the residential driveway on the south side of Ustick Road. This driveway meets District policy and is approved with this application. 4. Turn Lanes Cedar Springs Subdivision was required to construct a left turn lane at the intersection of Ustick Road and Venable Lane. This turn lane is anticipated to increase the level of service at the Ustick Road .and Venable Lane intersection. 5. Other Access Ustick Road is classified as a minor arterial. 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. C. Site Specific Conditions of Approval 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 of right-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 existing roadway edge. 5 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. 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. 7. Construction, use and properly 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 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. 6 11. Any change by the applicant iri 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 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 CE S Meridian City Park SITE Request for Appeal of Staff Decision Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACRD 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. 9 i ~sE & a° a:. 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Come CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless ,..i ~'t. ~:: ~,Q ,/' CITV OF i~~r~~ - ~../Yl eY1G~1G~•YI ~~ (~ IDAHO Mertdlan SCh001 DIStrICt (No FP) Kei[h Bird ~~ ~Tr~,~surse VN~' 5903 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: January 29, 2004 Transmittal Date: File No.: Request: PP 03-044 December 24, 2003 Hearing Date: February 5, 2004 rreummary Plat approval of 5 commercial building lots and 7 common lot on 5.51 acres in a proposed C-N zone for Cedar Springs Professional Center By: Kevin Howell Location of Property or Project: north of West Ustick Road and west of North Meridian Road David Zaremba, P/Z (No VAR, VAC, FP) Vacant, P2 (No vaR, vac, FP) Leslie Mathes, P/Z (No vAR, vac, FP) Michael Rohm, P/Z (No VAR, VAC, FP) Keith Bonlp, P/Z (No VAR, VAC, FP) Robert Comie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith ird, C/C C 'e McCandless, C/C ater Department Sewer Department _ Senltary ServlCe (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Department RECEIVE DEC 2 9 2003 Meridian Post Office (FP/PPonty) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Img. District Settlers Irrigation District Idaho Power Co. (FP/PP onty) U.S. West (FP/PP onty) Intermountain Gas (FP/PP Only) Bureau of Reclamation (FP/PP onty) Idaho Transportation Department (No FP) xadon ony) Records (FP/PP Dory) ment Corporation ation Commission DEC CITY OF LEGAL DEPARTMENT (208)466-9272 • FAX 466-4405 PARKS & RECREATION - (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Pax 887-1297 nr,(1 ~uU MERIDIAN WASTEWATER DEPT. G~ Glerk Offi e 33 EAST IDAHO AVE • MERIDIAN, IDAHO 83642 • (208) 888-4433 Ciry Clerk Oftice Fax (208) 888-4218 Human Resources Fax (208) 8848723 Finance & Utility Billing Fax (208) 887-4813 Your Concise Remarks: i1Yit 1 Proporing Today's Swderus for Tomorrow's ro~~ SUPERINTENDENT Christine H. Donnell Joint School District No. 2 911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700 RECEIVED JAN - 7 2004 City of Meridian City Clerk Office January 5, 2004 City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: 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. Sincerely, i~%.''~ Wendel Bigham Supervisor of Facilities and Construction CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT •• DISTRICT Return to: '~~EALTH Environmental Health Division DEPARTMENT ^ BOISe RECEIVED ^ Eagle Rezone # 1~b1 ~ ~ ~~~ ^ Garden City Conditional Use # Meridian ^ Kuna Preliminary /Final /Short Plat ~ ~.~ -ZS~-! ~{ City Clerk Office ^ 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. i,~I.B. After writteq approval from appropriate entities are submitted, we can approve this proposal for: ~ ~ tral sewage ^ community sewage system ^ community water well ^ interim sewage ~septral water ^ individual sewage ^ individual water The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, !!f Division of E vironmental Quality: ~ Sentral sewage ^ community sewage system ^ community water ^ sewage dry lines central water ~'t&- 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 ^ beverage establishment ^ grocery store ~4!Please see attached stormwater management recommendatations ^ 15. ^ child care center Date: ~ [~/~ Reviewed By: -~~~ ~~f' weo vao iko Review Sheet CENTRAL DISTRICT HEALTH DEPARTMENT MAIN OFFICE • 707 N. ARMSTRONG'PL. • BOISE, ID 83704-0825 • (208) 375-5211 • FA1I327-8500 To preven(¢nd frea! disease and dis¢bility; !o promote Ae¢hhy lifesryles; and !o prolec! mrd promote dre heath and qu¢lilp oj¢ur environnrerel. STORM WATER MANAGEMENT RECOMMENDATION5 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. 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. ra,a. ix m awe Serving Vallee, Ebnare, Boise, and Ada Countr~es Ada /Boise Couniy Office Eimore Couniy Ofsict i~aiiey ~ountg ~iiict 707 N. lvmstrong PI. SZC E. 8th 5!. North 703 N. 1st St. Boise, ID 83704 Mountain Home, ID E3647 P.O. Box 1448 Enviro. HeaIN: 327-7499 EnNro. Health: 587-9225 Mdall, iD 83638 Family Planning: 327-7400 Family Health: SE7-a407 Ph. 634-;154 Immunizafions: 327-7450 WIC: 587-0405 FFX: 634-2174 Senior Nutrition: 327-7460 'r,4x: 587-3521 W!Cr 327-7488 ~F.%r. 3u-E SOC RECEIVED I JAN i 5 2w"3 City of Meridian /~j ~ ~ City Clerke(rYtiae 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 i04 Wil9iam G. Berg Jr. City Clerk Cit _of Meridian Meridian, Y 83642 RE: PP03-044 Cedar Springs Professional Center Dear Will: Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 If all storm drainage is retained on-site there will be no impact on Nampa & Meridian Irrigation District and no further review will be required. However, 'If any surface drainage leaves the site, the Nampa & Meridian Irrigation District requires a Land Use Change Application be filed for review prior to final platting. 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, --__ - /~~~~.._ Biil Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg C: Water Superintendent JUB Eng. File -Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 RECENED JAN 15 2003 CftyofMeridian CO ,~ ~~9'~~~,~y~ y City Clerk Office 1503 FIRST STREET SOUTH NAMPA, IDAHO 63651-4395 FAX # 208-463-0092 Gary A. Lee, PE/LS J-U-B Engineers, Inc. 250 S. Beachwood Ave., Suite 201 Boise, ID 83709 RE: Land Use Change Application -Cedar Sorinas Professional Center Dear Mr. Lee: Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 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,- - - ~ ~' ~ / Dictated by Ms. Moore and _ mailed without signature /-~ in her absence to avoid delay Donna N. Moore, Asst. Secretary/Treasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc co: File Water Superintendent Will Berg, City Clerk, Meridian City Kevin Howell, 4822 N. Rosepoint, Suite C, Boise, ID 83713 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 7 January 2004