HomeMy WebLinkAboutCedar Springs Professional RZFebruary 2, 2004 RZ 03-013
MERIDIAN PLANNING & ZONING MEETING February 5, 2004
APPLICANT Kevin Howell ITEM NO_ 1
REQUEST Public Hearing - Request for a Rezone of 5.51 acres from R-4 to a C -N zone for Cedar
Springs Professional Center - north of West Ustick Road and west of North Meridian Road
AGENCY COMMENTS
CITY CLERK:
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NAMPA MERIDIAN IRRIGATION:
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IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
L. � (A,tac 1n r� (O wt 5
See attached Comments
No Comment
No Comment
See attached Comments
No Comment
No Comment
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HUB OF TREASURE VALLEY
MAYOR
A Good Place to Live
LEGAL DITARI %lLNT
Tammy deWcerd
(208) 466-9271 -Fax 466-4401
CITY OF MERIDIAN
PUBLIC WORKS
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Wlulmii l_n7 Nary
33 EAST IDAHO
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MERIDIAN, IDAHO 83642
Shaun Wardle
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STAFF REPORT: Transmittal Date: January 30. 2004
P&Z Hearing Date: February 5. 2004
To: Mayor, City Council and Planning & Zoning Commission RECEIVED
From: Brad Hawkins -Clark, Principal City Planneil��(- FEB 0 2 2004
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. 2Z-03-013)
• Preliminary Plat (PP) Approval of Five (5) Buildable Lots and One (1)
Other/Common Lot on 5.51 Acres in a Proposed C -N Zone, by Kevin Howell
(File No. PP -03-044).
• Conditional Use Permit (CUP) Approval for a Planned Dee clopmeltt (PD) for
Four (4) Office Buildings, Car Wash, Two Fuel Pumps and a Drive -Through
Coffee Stand on 5.51 Acres in a Proposed C -N Zone, by Kevin Howell (File
AV CUP -03-067).
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 -Community" 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 first
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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 Department
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 Subdivision (also developed by
Kevin Howell). The subject 5.5 acres were shown on the Cedar Springs preliminary plat as
eight (8), single family lots served off a cul-de-sac. At that time, the 1993 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 Planned
Developments. The purpose of this policy is to encourage more collaboration between the
developer and the City 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
Lanc. 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 the
requested preliminary plat and conditional use permit applications below. Staff is
recommending approval of the subject rezone (RZ-03-013), preliminary plot (PP -03-044) and
conditional use permit (CUP -03-067), with the conditions outlined in 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
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North — A 12 -acre site desi,,-gated 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 1.3 -acre, undeveloped parcel and a 8.4 -acre parcel with a single family dwelling,
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 11-1541, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in tents 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 11-15-11 and analysis by staff:
"A. Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, if not, has there been an application for a Comprehensive flan
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 future 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 purpose and intent of the MU -Community
designation.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to
this application (staff analysis is in italics below poliev):
Mixed Use Area Comp Plan Policies (taken from Chapter V11)
• "All development proposed in these areas will require approval as planned
developments under the Conditional Use Permit application process. In these
locations, the developer has the option to develop either a neighborhood center in
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conformance with the City's neighborhood center design ordinance, or develop a
conventional mixed use project."
A CUP application accompanies the Rezone request, which frdflls 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.)
• "If 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) dwelling units per acre."
a) Street Connectivity: The development proposes to connect Ustick Road and
Venable Lane with a commercial driveway. Traditional urban design/
development typically uses public rights-of-way to connect streets together to
help ensure permanent, public accessibility to and around the site. This issue
was discussed during the pre -application meeting (held 9-29-03). Given the
small acreage and proposed uses, the decision was left to the applicant. ACHD
approved the private commercial driveway. Since the driveway is proposed as
a 30 foot wide section, Staff believes this arrangement is acceptable, as long as
a non-exclusive, public access easement is provided and the construction
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
area, but not a part of the subject applications. Staff is recommending this
internal connection be provided (See more discussion carder CUP/PD
"Special Considerations" below.)
b) Onen Space: The only open space proposed is the 20 fool )nide landscape
buffer on Venable Lane and the 25 foot buffer on Ustick Road, both of which
meet the minimum widths per Meridian City Code (MCC). The Comprehensive
Plan is not more explicit with regard to open space, other than it mast be
provided somewhere within neighborhood centers. (See more discussion under
CUP/PD "Special Considerations "below.)
c) Pathways: No public pathways are called for in. this area on the Future Land
Use Map as part of the regional system. The applicant is proposing it 5 -foot
wide sidewalk on the east/northeast side of the commercial drivewaty that
would allow pedestrian movement throughout the development. To improve
access to Meridian Settlers Park, Staff is recommending a new nicropath
connection be provided in the northeast corner of the plat that connects to the
future elementary school site. We are also suggesting a sidewalldpathway
along Venable Lane that exceeds the minimum 5 -foot width. (See CUP/PD
"Special Considerations.')
d) Density: N/A (No residential uses are proposed.)
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• "The following standards will serve as guidelines for development of the
neighborhood center areas:
- Most blocks are 300' maximum, similar to Old Town.
- Larger blocks along arterial streets and for traffic calming.
- Neighborhood Center Commercial area is located at the '/2 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
congestion, 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, Neighborhood Centers must be
developed under a Planned DevelopmenUCUP application."
The plat generally complies with all of the relevant NC guidelines listed above. There
is only one block in the proposed plat. As measured along the centerline of the
driveway, the block is approximately 500 feet long. The project is located ort the half
mile and aJulu -e school has frontage on the collector. !fa neiv micropath is provided
and a planter is added around the carwash/fuel pump/coffee stand lot, it will improve
the pedestrian atmosphere of the project. The development does cotmeci well to the
arterial street system.
As the second 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 can gather. The carwash, fuel pumps, vacuums and drive-thru facility do not
contribute to this kind of environment. These auto -oriented uses may be better placed
at arterial intersections rather than a collector -arterial intersection. The Commission
should consider this aspect of the Comprehensive Plan when makut., its findirrps.
(See Chapter VII, pgs. 97-98, for the above-mentioned mixed use policies.)
"Permit new . . .commercial development only where urban services can be
reasonably provided at the time of final approval and development is contiguous to
the City." (Chapter IV, Goal I, Obj. A, 46)
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The City completed construction of the White Drain Trunk extension north of this site
a couple years ago. Municipal water is currently available in Ustick Road. The
Meridian Fire Department recently completed construction of a neve substation (#3)
approximately 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 VIL
Goal I, Obj. B, 45)
The subject property has frontage on an arterial roadvvav (Ustick). If the uses
adiacent to the residential laid to the east are office uses, as shown, this development
could complement acljotuing residential ureas.
• "Require all commercial businesses to install and maintain landscaping." (Chap(er V.
Goal III, Obj. D, #5)
• "On -street bikeways should be incorporated on all future Collector streets." (Chapter
VI, Figure VI -5)
This figure in the Comprehensive Plan designates a bikeway at the subject north -
south half mile location. ACHD is requiring a 40 foot street section; which could
accommodate a 6 -foot striped bike lane. Staff is recommending the applicant work
with ACHD to provide a bike lane on Venable. (See Prelimina', Plat "Site Specific
Conditions. )
• "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended
Approach" from the National Center for Bicycling and Walking in all land use
decisions." (Chapter VI, Goal II, Obj. A, #3)
This publication encourages jurisdictions to establish bikewcry and walkwav facilities
in new construction and reconstruction projects, in a mamisa- that is safe, occessible
and convenient.
• "Review new development for appropriate opportunities to connect to local roads and
collectors in adjacent developments." (Chapter VI, Goal II, Obj. A, #13)
• "Require continuous, grid -like collectors around the north -south half -mile lines
within the undeveloped sections of Meridian's Area of Impact at the time of new
development. Such collectors should be the primary designated bile lane routes in
lieu of Arterial streets, whenever possible."
ACHD is requiring Venable Lane be designed and reconstructed as a collector. IOhe
Commission and Councils upport staff's recommendations below to require a bike
lane, this application will comply with this Comp Plan policy.
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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 lanned 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 from agricultural and
low density residential uses to urban scale development. As mentioned above, Cedar
Springs Subdivision is a 100+ acre development immediately north of the subject
property. Other development in the vicinity includes Settlers Park, 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 ACHD
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 hannonlOL15 and
appropriate in appearance with the intended character of the 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 future
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 thee 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 disturbing 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, drainage 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 finds that roadway improvements will be required on U stick Road to h andle the
additional traffic generated by this and future development. If Venable Lane is extended
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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. On January 9, 2004, a joint agency/department comments 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 continents 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 create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the community;
Staff finds that this development will not cause excessive additional requirements at
public cost. The White Drain Trunk extension was funded by the City of Meridian but
will not create new demands on the public coffer for this development. Other 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 hearing is whether the impacts will be "excessive."
MCC 1 t-12-2 and 11-12-3 are intended to mitigate impacts of special uses such as fire
hazards, bulk storage, noises, hn 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 not be
excessive or unreasonable. However, the applicant should clarify during the public
hearing the hours of operation, hours of fuel delivery, any potential for refrigerated trucl<
operation, and anticipated decibel levels generated at 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. ACED 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 ACED policies in order to preserve the
capacity and movement on the adjacent roadways.
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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 Meridian. (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 commercial 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
1. 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. 102067381) shall be modified
to allow a carwash, coffee stand/kiosk, fuel pumps and office uses. if other retail uses arc
anticipated in the future, this should be included in the Addendum to avoid future
amendments, etc.
4. Any existing domestic wells and/or septic systems within this project will have to be
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 detenrining 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;
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Staff finds that the proposed application is in compliance with the adopted Future Land
Use Map of the Comprehensive Plan (Chapter VIl) 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
collector roadways. T lie p lat appears t o d edicate s ufficient r ight-of-way a nd in Bets t he
minimum street buffer widths to comply with a Collector street 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 and i is r elated s ervices a re capable o f se rvicing t he p reposed
development. The development will not require major expenditures for providing
supporting services. Staff recommends that the Commission and Council consider the
Meridian Police, Parks 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
S0436438801, 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
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currently proposed as a 16 foot buffer. However, the parcel is designated as Mixed
Use -Community on the Future Land Use Map, meaning the parcel may redevelop with
similar uses as the subject application and not require a buffer. So, Staff is
recommending the following options:
a. If the owner of Ada County Parcel S0436438801 (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 93 below.)
2. Cross-Access/Parking: The Applicant is proposing one access point onto Ustick 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 (Article 7, pg. 8) include
a section outlining the cross access and parking agreements for the 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 under
the CUP/PD "Amenities" section, staff is recommending this be widened. Pathways are
one of four (4) required elements within 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 future 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. Fencing: 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
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
RZL- -o H, PP�)3444, CUP 03-007 CedaSP3, Pio, C', RZ,YP. CUP d",
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 confonnance 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 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.
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).
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 a non-exclusive cross parking/cross access easement for Lots 12-15.
6. The Applicant shall coordinate with ACHD 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 fully within Lot 17.
Revise the preliminary plat to provide a minimum 7 -foot wide, attached, concrete
sidewalk on the east side of Venable Lane.
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
k%-0}011 PP -01-040_ ClfP 0! 10 C1Jnr 111, I'rdCII Q IT ('I II' dui
Planning & Zoning Commission/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 12-13-15 "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.
10. 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 area heing 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 will be reviewed and approved by the
Meridian City Engineer prior to final plat signature.
11. The Applicant has indicated that the pressurized irrigation system within [his
development is to be owned and operated by the Nampa Meridian Irrigation District (see
Note # 6). L nderground year-round p ressurized i rrigation m ust b c p rovided t o a 11 1 ots
within this development (MCC 12-5-2.N). The City of Meridian requires that pressurized
irrigation systems be supplied by a year-round source of water (MCC 12-13-83). 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, a single -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 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 Works
Department. Applicant shall execute City of Meridian standard forms of easements, for
any mains that are required to provide service.
13. 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.
I</_ OJ+1Id. PPti13_014. CUP .J!-luo Cedar SPS+ ',ol C1, RZ.PP.CUP d.n
Planning & Zoning Commission/Mayor & City Council
P&7_ Hearing Date: February 5, 2004
Page 14
14. A detailed fencing plan shall be submitted upon application of the final plat (MCC 12-4-
10.F.3). All fencing shall be installed in accordance with MCC 12-4-10.
15. 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 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 nornnal 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 Worl<s 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 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 detennined
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.
RZ-O3-013, PP -03-044, CUP -03-00 Cada. Sly,, Ih _ [ C11 RZ.I'P CUP do,
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: February 5, 2004
Page 15
6. Any existing domestic wells and/or septic systems within this project will have to he
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-S. 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. Staff's 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.
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 i f
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 subject property is large enough to accommodate the requested use
and all other required features. As noted under the Preliminary Plat findings, 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/fuel pump/coffee kiosk lot) proposes driveway openings onto the
internal 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 internal
common driveway will function largely as a street and staff recommends a maximum 30
foot wide curt. (See Site Specific condition 45 below.)
C. That the design, construction, operation, and maintenance will be compatible with
RZ-v � fA S. PP -0i-044, CUP 03-00 Ccd4r Spgs Pmf C, RZ. PP CUP dnc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: February 5, 2004
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 operation anticipated on
Lot 17 and the Commission should consider public testimonv in this regard. 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 in the vicinity;
Staff does not anticipate that the proposed development will have an adverse impact on
the surrounding property. However, staff recommends that the Commission and Council
rely upon public testimony, staffs analysis, and other agency comments when
determining if the proposed uses will adversely affect the other properties in the vicinity.
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 adequately 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.
F. That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, 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 al public cost and that the
conditional use permit will not be detrimental to the community's economic welfare.
C. That the proposed use will not involve activities or processes, materials, equipment,
R30]-0O,PP-0bL44.CUP-W06] Cctlur SpV PmICI RZ. PI'CUI'duu
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 applicant
should clarify during the public hearing the hours of operation, 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 surrounding public
streets;
Staff does not believe that the proposed vehicular approaches on Ustick 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 "ocher 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-03 C, I', PP -01 gay CUP -03-067 CedmSegs Prof Cli RZ.PP CUP d,,c
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: February 5, 2004
1 Page 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 -foot wide sidewalk. Staff recommends 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 12-6-23). See Site
Specific Condition #3 below.
2. Cross -Access to East: As noted under 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 connectivity. 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 than other commercial sites. We are recommending the Site Plan be modified to
accommodate a future cross -access with Parcel SO436438801 between 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.
SITE SPECIFIC CONDITIONS (Conditional Use Permit)
L Applicant shall meet all of the requirements of the Rezone (RZ-03-013) and Preliminary
Plat (PP -03-044) as a condition of the Conditional Use Permit (CUP -03-067).
2. The project shall conform to the standard dimensional standards w ithin 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 minimum 5 -foot wide
micropath, designed to MCC 12-13-15 standards, that stubs to the northeast property line
between Lots 13 and 14. The second required amenity shall be discussed and agreed upon
at the P&Z Commission public hearing. A minimum 7 -foot wide, concrete sidewalk on
the east side of Venable Lane is recommended.
4. The Site Plan (Sheet A-1, dated November 2003) shall be modified to accommodate a
future cross -access driveway with Parcel SO436438801 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 5 -foot wide planter strip around the interior perimeter of Lot 17. A maximum
of two (2) curb cuts, no more than 30 feet wide each, shall be permitted to access the
RZ03-0O,PP-03044. CUP 03067 ( d:v S., Pru[ Cl. KZ 1' CU I'deo
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: February 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, 13 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 striped in accordance with MCC I 1-13-4.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.
10. A Planned Sign Program shall be required for the Cedar Springs Professional Center
development. Said application shall be approved by the Planning & Zoning Department
prior to any permanent signs being constructed within the subdivision. No illuminated
wall signs will be permitted on the east elevations of Buildings "A" and `B."
11, 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)
1. That a fire -flow as required by the International Fire Code is provided to service the entire
project. Fire hydrants shall be placed an average of 350' apart.
2. Acceptance of the water supply for fire protection will be by the Meridian Water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department. Additionally, internal fire hydrants will be required for the project.
4. The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have a tum around.
5. All entrances and internal roads shall have a turning radius of 28' inside and 48' outside.
6. Operational fire hydrants and access roads are required before combustible construction begins.
7. The proposed subdivision will have an unknown transient population and will have an
unknown impact Meridian Fire Department call volumes. According to a report completed
RZ-0; f)I}, CUP -00 667 C,dmSpgs ProfCt, RZ, PP CUP. d.c
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 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.
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 outparcel 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 of vehicle -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), prelimi nary plat (PP -03-044), and conditional use permit (CUP -03-067) applications,
with the conditions listed herein.
H/.05013,PP-03-044.CUP -03051 CcJnrSp PfolCIIR/T('UI'11-
ce
CENTRAL
DISTRICT
HEALTH
DEPARTMENT
Rezone #
Conditional Use #
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division
Preliminary / Final / Short Plat
We have No Objections to this Proposal.
RBCFTVEI)
- a 200
Return to:
❑ Boise
❑ Eagle
❑ Garden City
ti4eridian
❑ Kuna
❑ ACZ
❑ Star
❑ 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.
❑ 8. After written approval from appropriate entities are submitted, we can approve this proposal for:
❑ central sewage ❑ community sewage system ❑ community water well
❑ interim sewage ❑ central water
❑ individual sewage ❑ individual water
❑ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
❑ central sewage ❑ community sewage system ❑ community water
❑ sewage dry lines ❑ central water
❑ 10. Run-off is not to create a mosquito breeding problem.
❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
❑ 13. We will require plans be submitted for a plan review for any:
❑ food establishment ❑ swimming pools or spas ❑ child care center
❑ beverage establishment ❑ grocery store
❑ 14. Please see attached stormwater management recommendatations
❑ 15.
Dater
Reviewed By: 4�:
CDHDWWIM Review Sheet
6 January, 2004
William G. Berg Jr.
City Clerk
33 �afi " ho Avg':
Meridian, ID 83642
RECETW" x
JAN - f 20614
aty " l ,
�rc,totea
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
RE: RZ03-013, Rezone for Cedar Springs Professional Center
Dear Will:
Nampa & Meridian Irrigation District has no comment on the above referenced
application for rezone for Cedar Springs Professional Center.
Thank you,
®daljo4n
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
File - Office/Shop
LEGAL DEPARTMENT
OR _ n (208) 466-9272 - FAX 466-4405
Robert D. Come
CITY OF PARKS &RECREATION
(208) 888-3579 - Fax 898-5501
CITY COUNCIL MEMBERS �0�1�J li"1//y .f „ PUBLIC WORKS
Tammy de Weerd (J L (vvl�aa sl (D/ALH�OL l� (208) 898-5500 - Fax 887-1297
William L. M. Nary
% i BUILDING DEPARTMENT
Cherie McCandless FOF,_ (208) 887-2211 - Fax 887-1297
Keith Bird ° `a TRE,�cure uN"'- eixc� PLANNING & ZONING
isa3 (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: Janua
Transmittal Date: December 22, 2003
File No.: RZ 03-013
2004
Hearing Date:
Request: Rezone of 5.51 acres from R-4 to a C -N zone for Cedar Springs Professional
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)
Meridian School District (No FP)
Vacant, P/Z (No VAR, VAC, FP)
Meridian Post Office (FP)PP only)
Leslie Mathes, P/Z (No VAR, vac, FP)
Ada County Highway District
Michael Rohm, P/Z (No vAR, vAc, FP)
Ada County Development Services
Keith Borup, P/Z (No VAR, vAc, FP)
Central District Health
Robert Come, Mayor
Nampa Meridian Irrig. District
Bill Nary, C/C
Settlers Irrigation District
Tammy deWeerd, C/C
Idaho Power Co. (FP)PP only)
Keith Bird, C/C
U.S. West (FP1PPonty)
Cherie McCandless, C/C
Intermountain Gas (FP)PPoniy)
Water Department
Bureau of Reclamation (FP)PP onry)
Sewer Department
Idaho Transportation Department (No FP)
Sanitary Service (No VAR, VAC, FP)
Ada County (Annexaffon only)
Building Department
Ada County Land Records (FP)PPonly)
Fire Department
Police Department
City Attorney
City Engineer
Ity Planner
Parks Department
Meridian Development Corporation
Historical Preservation Commission
Your Concise Remarks:
RECE-WEP
DEC 3 0 2003
City of Meridian
City Clerk Office
33 EAST IDAHO AVENUE - MERIDIAN, IDAHO 83642 - (208) 888-4433
City Clerk Office Fax (208) 888-4218 - Human Resources Fax (208) 884-8723 - Finance & Utility Billing Fax (208) 887-4813
MAYOR
Robert D. Corrie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Keith Bird
r
CITY OF Aip_
��rr�icn�
11 IDAHO
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 - Fax 887-1297
PLANNING & ZONING
(208) 884-5533 - Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: January 29, 2004
Transmittal Date: December 22, 2003 Hearing Date: February 5, 2004
File No.: RZ 03-013
Request: Rezone of 5.51 acres from R-4 to a 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, P/Z (No VAR, vac, FP)
Leslie Mathes, P/Z (No VAR, vAc, FP)
Michael Rohm, P/Z (No VAR, vac, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
ter Department
Sewer Department
Sanitary Service (No vAR, vac, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP only)
U.S. West (FPrPPonly)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (AnnexationoMy)
Ada County Land Records (FP/PPonly)
DEC z 3 2UU3
CITY OF MERIDIAN
WASTEWATER DEPT.
HEU r, i VED
DEC 3 12003
City of Meridian
City Clerk Office
33 EAST IDAHO AVENUE - MERIDIAN, IDAHO 83642 - (208) 888-4433
City Clerk Office Fax (208) 888-4218 - Human Resources Fax (208) 884-8723 - Finance & Utility Billing Fax (208) 887-4813
MAYOR
ROBERT D. CORRIE
Couwn. h4m Era s
WiLuAm L.M. NARY
KErrHBmD
TAMMY DE WEERD
CHERIE MCCANDLESS
RuRAL FIEF COMMISSIONERS
RICHARDGREENE
TERRY LEIGHTON
STEvE ELLIOTT
crrY or 1==
c eQzZ
It IDAHO
MERIDIAN CITY/RURAL FIRE DEPARTMENT
December 31, 2003
CHIEF
KEN W. BOWERS
DEPITCY CHIEF - FrEE PREVENTION
JOSEPH Sn.VA
DEPUTY CHmP - TRAINING
BILL JOHNSON
540 East Franklin Road
Meridian, M 83642
(208)888-1234
Fax (208) 895-0390
G� li�j'VE
DEC 120423
City Of Meridian
City Clerk Office
TO: Mayor, City Council & Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Cedar Springs No. 4 Professional Centex 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 a fire -flow as required by the International Fire Code is provided to service the
emire project. Fire hydrants shall be placed an avenge o€350' apart.
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department. Additionally, internal fire hydrants will be required for the project.
4. The phasing plan may requiW that any roadway greater than 150' in length
that is not provided with aq let shajl be required to have a tum 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 will have an unknown transient population and will
have an unknown impact Meridian Fire Department call volumes. According to
a report completed by Fire & Emergency Services Consulting Group in February
of 2000 our requests for service are projected to reach 2800 in the year 2005 and
3800 by the year 2010, this is up from 2069 responses in the year 2000.
8. All building uses and processes to comply with the fire code in effect at the 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.
"00ACCHDN%W Ada County Highway Hi hwa District
rliiir
John S. Franden, President 318 East 37th Street
Dave E. Wynkoop 1st Vice President Garden City ID 83714-6499
Susan S. Eastlake, 2nd Vice President Phone (208) 387-6100
Sherry R. Huber, Commissioner FAX (208) 387-6391
Dave Bivens, Commissioner E-mail: tellus@ACHD.ada.id.us
January20, 2004
To: Kevin Howell RECEIVED
4822 North Rosepoint Suite C
Boise, Idaho 83713 j
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
Principal Development Analyst V
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
Ada County Highway District
Right -of -Way & Development Department
Planning Review Division
This application does not require Commission action and is approved at the staff level on January 93,2004.
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,
atuino anachd.ada.id.us
File Numbers: Cedar Springs Professional Center/MPP03-044/MRZ03-013/MCUP03-067
Site address: Northeast comer 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 C -N. 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 a right -turn lane.
The left -tum movements will operate at LOS A for the three approaches.
♦ The construction of left -tum 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 a single-family dwelling
c. East: 1.383 -acre parcel with a single-family dwelling and the City of Meridian Park
d. West: 8.483 -acre parcel with a single-family dwelling
2
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
Right -of -Way and Sidewalk - USTICK ROAD
District policy requires 96 -feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks
and bike lanes.
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 for 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 property accommodate existing drainage and utilities.
2. Street Section and Right -of -Way — VENABLE LANE
District policy 7202.8 and 72-F1 B, 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 centeriine established for the street to
provide a minimum 24 -feet wide paved surface. 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.
District policy F2 -F4 (1) and 72-174 (2), requires driveways located on commercial/industrial'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 tum 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.
3. 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
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 Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
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 ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS 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 ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
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February 5, 2004
City of Meridian
Planning and Zoning Commission
660 Watertower Lane, Suite 201
Meridian, ID 83642
J -U -B ENGINEERS, Inc.
ENGINEERS - SURVEYORS - PLANNERS
Regional Office
250 South Beechwood Avenue, Suite 201
Boise, ID 83709-0944
208-376-7330
Fax: 208-323-9336
WEED www.jub.com
FEB - 5 2004
CITY OF MERIDIAN
RE: Cedar Springs Professional Center - Staff Report Response
Members of the Commission:
We have reviewed the staff report from Brad Hawkins -Clark and Bruce Freckleton transmitted
January 30, 2004 and find that we are in agreement on most issues, with the exceptions notec
below. We have summarized and addressed each of the issues as follows:
Provide a vehicular connection to the parcel to the east
The site is designed with a 10' planter between the two parcels and is intended to
allow a connection for future development. The developer will record a cross access
easement to provide for future connectivity.
Pedestrian pathway to the school and park
The plat will be modified to show a pathway connection as noted.
5' planter and vertical curb around Lot 17
Lot 17 was designed to allow for maximum maneuverability for larger vehicles to
move around and access the various services on the lot. The owner is not in fovor of a
continuous planter with 30' driveways but is willing to instal! planters with vertical
curb in the locations shown as striped islands.
Bike Lane on Venable
ACHD indicates that Venable Lane will be designated as a commercial collector and
does not have a sufficient width to accommodate a bike lone.
Buffer width on north and east
The landscape plan shows a 20' landscaped buffer on the north and a 10' to 20'
landscape buffer on the east. The width narrows down to ten feet where the future
connection to the east is anticipated. We request that the Commission allow this
under the authority granted through the PUD ordinance.
Venable Lane Sidewalk
The developer will build a 7' sidewalk along Venable Lane abutting the parcel.
Engineers Surveyors Planners
Staff Report Response
Cedar Springs Professional Center
February 5, 2004
Page 2
Fencing
No fencing is planned for the north property line because the school district prefers to
install chain-link around their playgrounds. No fencing is planned for the east because
it is anticipated that the two parcels will connect in the future, making fencing
unnecessary.
Detached s/w on Ustick Rd.
The site as designed anticipates a detached sidewalk on Ustick Road. The landscape
plan will be modified to more clearly indicate this.
Replace striping with planters
The striping referred to are intended to abut handicap parking, making it more
accessible.
Hours of operation and fuel delivery
The facility is designed and intended to operate on a 24-hour basis. The site is well
separated and buffered from surrounding land uses and impacts will be minimal.
We thank the Commission in advance for their consideration of this project. We believe we
have designed an attractive project that will be a positive addition to the neighborhood and
the city.
Sincerely,
J -U -B ENGINEERS, INC.
Daren Fluke, AICP
Planning Associate
F:\ProjectManagers\GAL\71960\11960-Admin\hearing response.doc
gV.EGTVED
CITY OF MERIDIAN �i B - 5 2004
PUBLIC HEARING
SIGN-UP SHEET ��' i;.l "` ��
DATE February 5, 2004 ITEM # 11
PROJECT
RZ 03-013
PROJECT NAME Cedar Springs Professional Center
NAME PLEASE PRINT) FOR AGAINST NEUTRAL