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Staff ReportItem #4E: ACHD Park and Ride Lot (CUP-13-016) Application(s): - Conditional Use Permit Size of property, existing zoning, and location: This site consists of 2.5 acres, is currently zoned R-8, and is located at the southeast comer of S. Ten Mile & W. Overland Roads. Adjacent Land Use 8~ Zoning: North: Vacant land, zoned C-C South: Residential property, zoned RUT in Ada County East: Vacant land, zoned R-4 West: S. Ten Mile Road; Rural residential/agricultural property, zoned RUT in Ada County History: This property was annexed in 2007 as part of the larger Southridge development. Summary of Request: A CUP is requested to construct an ACHD park & ride lot in the R-8 zoning district. The UDC requires a CUP for public/quasi-public uses in the R-8 zoning district. The purpose of the facility is to allow commuters of the surrounding area access to alternative modes of transit via carpooling, vanpooling, and/or bus service. A landscape plan was submitted that depicts a 35' wide street buffer along Overland, an entryway corridor & arterial street; and a 25' wide buffer along Ten Mile, an arterial street. Parking lot landscaping is also depicted. All landscaping on the site is required to comply with the standards listed in UDC 11-3B. One access to the site is proposed via Overland. A 30' wide "potential future connection" is shown to the east boundary. Storm drainage will be contained on the site in storm water basins. Black vinyl coated chain link fencing with dense landscaping is proposed along the southern boundary of the site as a buffer to the residential property. Comprehensive Plan FLUM Designation: Civic Written Testimony: Tim Mokwa (response to the staff report) Staff Recommendation: Approval w/conditions Notes: STAFF REPORT Hearing Date: January 16, 2014 TO: Planning & Zoning Commission FROM: Sonya Wafters, Associate City Planner 208-884-5533 SUBJECT: CUP-13-016 - ACRD Park & Ride Lot E IDIAN~- 1~1#H4 I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Ada County Highway District (ACRD), has applied for a conditional use permit (CUP) for a park and ride facility, which is classified as a public/quasi-public use, in the R-8 zoning district. See Section IXAnalysis for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number CUP-13- 016 as presented in the staff report for the hearing date of January 16, 2014, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number CUP-13-016 as presented during the hearing on January 16, 2014, for the following reasons: (You should state specific reasons for denial and what the applicant could do to gain your approval with another application.) Continuance I move to continue File Number CUP-13-016 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject property is located at the southeast corner of W. Overland Road and S. Ten Mile Road in the NW '/4 of Section 23, Township 3 North, Range 1 West B. Owner(s): ACRD 3775 N. Adams St. Garden City, ID 83714 C. Applicant: Same as owner ACRD Park & Ride Lot CUP-13-016 PAGE 1 D. Contact: Pierson Dewit, ACHD 3775 N. Adams St. Garden City, ID 83714 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: December 30, 2013 and January 13, 2014 C. Radius notices mailed to properties within 300 feet on: December 19, 2013 D. Applicant posted notice on site by: January 3, 2014 VI. LAND USE A. Existing Land Use(s) and Zoning: This property is currently vacant and zoned R-8. B. Adjacent Land Use and Zoning: North: Vacant land, zoned C-C South: Residential property, zoned RUT in Ada County East: Vacant land, zoned R-4 West: S. Ten Mile Road; Rural residential/agricultural property, zoned RUT in Ada County C. History of Previous Actions: • This site was included in the property annexed (AZ-06-031) in 2007 as part of the larger Southridge development. A development agreement was required as a provision of annexation, recorded as Instrument No. 107074205. A preliminary plat (PP-06-031) that included the subject property was approved concurrent with the annexation but the plat has since expired. • A property boundary adjustment (PBA-08-014) was approved in 2008 that identified 10 original parcels of record that were of record in the Ada County recorder's office prior to Apri12, 1984. The boundaries of these parcels were adjusted so that the parcels that were consistent with the master concept plan and development agreement could move forward without platting. This parcel is part of "parcel 7" shown on the record of survey. • A request for a development agreement modification (MDA-08-004) was approved by Council in 2008 recorded as Instrument No. 1 1 1 1 02269. D. Utilities: 1. Public Works: a. Location of sewer: NA b. Location of water: NA c. Issues or concerns: None ACHD Park & Ride Lot CUP-13-016 PAGE 2 E. Physical Features: 1. Canals/Ditches Irrigation: There are no canals or ditches that cross this site. 2. Hazards: Staff is not aware of any hazards that exist on this site. 3. Flood Plain: This site is not within a flood plain. VII. COMPREHENSIVE PLAN POLICIES AND GOALS The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates this property as Civic. The purpose of the Civic designation is to preserve and protect existing and planned municipal, state, and federal lands for area residents and visitors. This category includes public lands, law enforcement facilities, post offices, fire stations, cemeteries, public utility sites (excluding ACHD), public parks, public schools, and other government owned sites within the Area of City Impact. The proposed use of the site is an ACHD park and ride facility, which will provide an alternative means of transportation to the public. The proposed use requires CUP approval in the R-8 zoning district. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): • "Coordinate with ACRD to improve traffic flow, minimize vehicle time spent idling and accelerating, and reduce the number of single-occupancy vehicles." (5.03.O1B) Staff finds the proposed park and ride facility will accomplish the above objectives by providing a place and vehicles for citizens to carpool with easy access to I-84 via the Ten Mile interchange. • "In cooperation with ACHD, continue to investigate the opportunities for providing park & ride lots, shuttle buses, and other forms of alternative transportation." (3.03.04D) Staff finds the proposed park and ride facility will provide a much needed form of alternative transportation to citizens within the Treasure Valley. • "Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets." (2.01.04B) Internal planter islands and street buffers are proposed on the landscape plan. • "Permit schools, churches and other public and civic uses in rural areas that are compatible with adjacent uses." (3.05.02E) The proposed park and ride facility should be compatible with existing and future residential and off ce uses in the area. (Note: The property directly to the east is designated for office uses.) Landscaping (pine and willow trees) are proposed along the southern boundary shared with the residential property. • "Require landscape street buffers for new development along all entryway corridors." (2.01.02E) A 35 foot wide landscaped street buffer is proposed as required along W. Overland Road, an entryway corridor. For the above-stated reasons, staff is of the opinion the proposed use is consistent with the applicable comprehensive plan policies noted above and is appropriate in this location. ACRD Park & Ride Lot CUP-13-016 PAGE 3 VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian comprehensive plan. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-21ists the permitted, accessory, conditional, and prohibited uses in the R-15 zoning district. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district apply to development of this site. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: Conditional Use Permit (CUP): A CUP is requested to construct an ACRD park and ride lot in the R-8 zoning district. A CUP is required for public/quasi-public uses in the R-8 zoning district per UDC Table 11-2A-2. The purpose of the facility is to allow commuters of the surrounding area access to alternative modes of transit via carpooling, vanpooling, and/or bus service. There are two other similar park and ride facilities in the City located at the northeast corner of S. Meridian & Overland Roads and off S. Rackham Way at the northeast corner of S. Eagle & Overland Roads. Site Plan: A site plan was submitted as shown in Exhibit A.2 that depicts street buffers, sidewalks, parking, drive aisles and storm drainage. Landscaping: A landscape plan was submitted as shown in Exhibit A.3 that depicts street buffer, perimeter and parking lot landscaping. All required landscape areas should be at least 70% covered with vegetation at maturity with mulch used under and around plants unless water conserving designs are approved by the Director. A minimum 35-foot wide street buffer is required along Overland Road, an arterial street and entryway corridor; and a minimum 25-foot wide street buffer is required along N. Ten Mile Road, an arterial street, as proposed. Landscaping within the buffers is required to comply with the standards listed in UDC 11-3B-7C. Parking lot landscaping is required in accord with the standards listed in UDC 11-3B-8C. A planter island is required at the end of each row of parking and should be planted with one tree (or two trees if a double row of parking) and vegetative groundcover. A planter island should be added at the end of the row of handicap parking. Access: One access to this site is proposed via W. Overland Road, an arterial street. Access via a local street is not available. A 30-foot wide "potential future connection" is shown on the site plan at the east boundary and is not proposed to be improved with an asphalt surface. Parking: A total of 99 parking spaces are depicted on the site plan including handicap accessible and van spaces. Based on the number of parking spaces proposed, a minimum of 4 bicycle parking spaces are required to be provided per UDC 11-3C-6G in accord with the standards listed in UDC 11-3C-SC. Two bike boxes are shown on the plan; these are required to comply with the aforementioned standards. A detail demonstrating compliance with these standards should be submitted with the Certificate of Zoning Compliance application. ACHD Park & Ride Lot CUP-13-016 PAGE 4 Sidewalks: Five foot wide detached sidewalks are required to be constructed along S. Ten Mile and W. Overland Roads in accord with UDC 11-3A-17 as shown on the site plan. Lighting: Thirty foot tall light poles with full cutoff and shielded optics are proposed within the parking lot. All outdoor lighting proposed on the site is required to comply with the standards listed in UDC 11-3A-11. A photometric report is required to be submitted with the Certificate of Zoning Compliance application; the effective zone of light shall not trespass on abutting residential properties in accord with UDC 11-3A-11C. Pressurized Irrigation: The UDC (11-3A15) requires each development to provide underground, pressurized irrigation (PI) water. The applicant proposes to use City domestic water for irrigation. City water may only be used if the property does not have water rights in an existing irrigation district and should be the last option for providing irrigation water. The applicant should present documentation accordingly if a waiver to this requirement is requested. Storm Drainage: The site plan depicts storm water basins for drainage on the site (see Exhibit A.2). These basins should be constructed in accord with the standards listed in UDC 11-3B-11C and per ACRD standards. If swales are located in a required landscape area they should be vegetated with grass or other appropriate plant materials; rock is not permitted on the surface unless designed as a dry creek bed or other design feature. Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted to the Planning Division for approval of the use and improvement of the site as proposed with this application prior to commencement of the proposed use. B. Staff Recommendation: Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B. X. EXHIBITS A. Drawings 1. Vicinity & Aerial Map 2. Site Plan (dated: 11/26/13) 3. Landscape Plan (dated: 11/26/13) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Sanitary Service Company 6. Ada County Highway District 7. Parks Department C. Required Findings from Unified Development Code ACHD Park & Ride Lot CUP-13-016 PAGE 5 Exhibit A.1: Vicinity & Aerial Map ACHD Park & Ride Lot CUP-] 3-016 PALL; 6 Exhibit A.2: Site Plan (dated: 11/26/13) ~ ~_.,,..~ - ~... „~. - ... ,. ,..ri„ _ , _ ': _ _ . ~~_ . ,_ . o ~. „o ~. r "0O ~a~ _ _ 3rr~ ~ _ ~ ~ _ l r ' 1 A~ . l ~ ~ I .. ~ ':i ~. E 'Sr. ~~ ,wnu ~.. >w ,wr'a~~ - S~Ilkt,Ylo . ~ 'I /ray Q ~T T f• ~ ~' M. ~ k ~ i ~~ ~ _. .. t - .~_~~.• ~.~ an wa .,..............•.o-. .r.e~..a... ..,.~.~m~~..,,...n ....a... ~ o....,..e ~,+ .. s....w~.. .o a .w..e u. ~•nr ,~ .-.~a ~.. -.- ~.rw Y .,.,.~..~o...~.m. d ~ --._. .,........ ..,e •str ~ r~r . • ~ • . • r s . s r _ ~ C.U.P. - SITEPLAN y ^ •°':.-:.~.:".•. °'"• • PrW~cl Nurnls~r: Hl04t1 P~ayw! THIS: Tarn MX~ i Orr~rlsinA -vk Mfd Itltl~ L.ot t et i ACHD Park & Ride Lot CUP-13-016 PAGE 7 Exhibit A.3: Landscape Plan (dated: 11/26/13) ACHD Park & Ride Lot CUP-13-016 PAGE 8 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 A storm drainage system shall be provided on the site in accord with UDC 11-3A-18 and shall comply with the standards listed in UDC 11-3B-11C. 1.2 The landscape plan shown in Exhibit A.3 shall be revised to comply with the standards noted in Section IX. 1.3 Prior to commencement of the proposed use, a Certificate of Zoning Compliance application is required to be submitted to the Planning Division for approval of the change in use and improvement of the site as proposed in Exhibit A.2. Design review is not required. 1.4 The Applicant shall have a maximum of two (2) years to commence the use as permitted in accord with the conditions of approval listed above. If the use has not begun within two (2) years of approval, a new conditional use permit must be obtained prior to operation or a time extension must be requested in accord with UDC 11-SB-6F. 1.5 Staffls failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. 1.6 The applicant shall complete all required improvements prior to commencement of the use. 2. PUBLIC WORKS DEPARTMENT 2.1 The development shall provide underground, pressurized irrigation (PI) water in accord with UDC 11-3A15. City domestic water may only be used if the property does not have water rights in an existing irrigation district and should be the last option for providing irrigation water. The applicant should present documentation accordingly if a waiver to this requirement is requested. 3. FIRE DEPARTMENT 3.1 The Fire Department has no concerns with this application. 4. POLICE DEPARTMENT 4.1 The Police Department has no comment on this application. 5. REPUBLIC SERVICES 5.1 Republic Services has no comments on this application. 6. PARKS DEPARTMENT 6.1 The Parks Department has no comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT As ACRD is the applicant, they did not submit comments on this application. ACHD Park & Ride Lot CUP-13-016 PAGE 9 C. Required Findings from Unified Development Code Conditional Use Permit (ITDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit request upon the following: a. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds that the subject property is large enough to accommodate the proposed park and ride facility and comply with the development regulations of the R-8 district (see Analysis Section IX for more information). b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed use is consistent and harmonious with the UDC and Comprehensive Plan Future Land Use Map designation of Civic for this site. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed use of the property should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other properties in the area. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Staff finds that the proposed use will be served adequately by all of the public facilities and services as applicable. f. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. If approved, the applicant will be financing any improvements required for development. Staff finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community's economic welfare. g. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Staff finds the proposed use will generate additional traffic in the area but should not involve activities that will be detrimental to any persons, property or the general welfare of the area. ACRD Park & Ride Lot CUP-13-016 PAGE 10 h. 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 there should not be any health, safety or environmental problems associated with the proposed use. Further, staff finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance. ACHD Park & Ride Lot CUP-13-016 PAGE 8