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HomeMy WebLinkAboutTroy Place Sub PFP 04-001PFP 04-001 MERIDIAN PLANNING & ZONING MEETING March 18, 2004 APPLICANT PPN, LLC ITEM NO. 7 REQUEST Public Hearing -Request for Preliminary Final Plat approval for 3 residential building lots and 1 common lot on .73 acre in an R-15 zone for Troy Place Subdivision - 1236 East 2 1 /2 Street AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Emailed: COMMENTS See affached Staff Comments No Comment See attached Comments See attached Comments See attached Comments See attached Comments Date: Phone: ~S ;~/,~~" -~~~~~ Staff Initials: .Materials presented at public meetings shall become property of fhe Clty of Meridian. MAYOR Tammy de Weerd CITY COUNCII, MEMBERS Keith B¢d William L.M. Nary Shaun Wardle Chazles M. Rountree ..~~j'.1i~.i w. ~, Q ,~' CITY OF '~../VIeYlG~1,~17 '' 4l IDAW17 CITY Fl'AI I. (208) R88A433 -Fax 887-0813 PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 _ Faz 698-9551 LEGAL DEPARTMENT (208 J 466-9272 -FAX 466-0405 STAFF REPORT: P & Z Hearing Date: March 18, 2004 Transmittal Date: March 15, 2004 To: Mayor, City Council and Planning & Zoning Commission From: Craig Hood, Associate City Planner ~~ Bruce Freckleton, Senior Engineering Tech. Subject: Troy Place Subdivision Preliminary and Final Plat (PFP) Approval of Three (3) Buildable Lots and One (1) Common Lot on 0.73 Acres, for Troy Place Subdivision, by PPN, LLC. (File No. PFP- 04-001) Conditional Use Permit (CUP) Approval for a Planned Development (PD) Consisting of Two (2) Four-plexes and One (1) Tri-plex with Reductions to Building Setback Requirements, Lot Size, Lot Frontage and Driveway Standards in the R-15 Zone, by PPN, LLC. (File No. CUP -04-003) We have reviewed the aforementioned applications and now offer the following comments, as conditions of the applicant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council. APPLICATION SUMMARY & BACKGROUND The applicant, PPN, LLC., has applied for Preliminary/Final Plat (PFP) and Conditional Use Permit/Planned Development (CUP/PD) approval of three (3)multi-family lots and one (1) common lot on 0.73 acres. The site is located on the east side of East 2'/z Street, approximately 450-feet north of Carlton Avenue, in an R-15 (Medium High Density Residential) Zone. This property is currently designated "High Density Residential" on the 2002 Comprehensive Plan Land Use Map. The subject development is eligible for a combined preliminary/final plat application because the proposed subdivision does not exceed four lots, there are no new streets being dedicated or widened, and this development is not located within a floodplain, hillside or the like (MCC 12-3-3). Two of the three buildable lots are proposed to contain one four-plex each. The third buildable lot contains an existing tri-plex that was recently approved by the City (CUP-03-038). The gross density of the development is 15.06 dwelling units per acre. As part ofCUP-03-038, the applicant converted an existing home into an apartment house, and gained approval for a new driveway off 2'/z Street, with additional off=street parking. The subject application includes the CUP-D3-038 Palmer Tri-plex Planning & Zoning Commission/Mayor & City Council Hearing Date: March 18, 2004 Page 2 development and subdivision of the back portion (east) of the existing parcel. Within the context of the zoning ordinance, both tri-plexes and four-plexes are considered apartment houses. The site lies within the R-15 zone, and aparGnent houses are a conditional use in the R-15 zone. The CUP/PD includes a request for reduced street frontage, reduced building setbacks, reduced lot sizes, and a driveway modification in the R-15 zone. (See chart below for a comparison and summary of proposed exceptions.) Street Frontage in R-15 Zone- City Minimum Reauirement 50 feet Building Setback in R-15 Zone- City Minimum Reauirement 20 foot (front/street) 15 foot (rear) 5 feet per story (side) Lot Size in R-15 Zone- City Minimum Requirement 2,400 square-feet per D.U. Proposed Minimum 0 Proposed Setback 3 feet 9 feet 6 feet (not per story) Proposed Minimum 4,000 square-feet per lot In addition to the reductions listed above, the applicant is proposing to provide access to all eleven dwelling units, via a 25-foot wide common access drive. Staffis supportive of the proposed access to the site. See Special Consideration "A" in the Conditional Use Permit Analysis below. In exchange for the reductions mentioned, the applicant is proposing to construct a basketball court, and a BBQ pit area for the residents of the development as amenities for the PD. See Special Consideration "B" under Conditional Use Permit Analysis below for detailed analysis of the proposed amenities and open space requirements. The subject applications (PFP and CUP/PD) were submitted concurrently to the Planning and Zoning Department for review. Staff has provided a detailed analysis and recommended conditions of approval for the requested preliminary/final plats and conditional use permit applications below. Staff is recommending approval of the applications, with the conditions outlined in this report. CURRENT OWNERS OF RECORD Troy and Tawnee Palmer are the current property owners, and Troy Palmer has submitted notarized consent for PPN, LLC and SLN Planning, Inc., to submit the subject applications. LOCATION & SURROUNDING USES The subject property is located on the east side of East 2'/z Street, generally east of Main Street and approximately 1,300-feet south of Fairview Avenue, in Section 7, Township 3 North, Range 1 East. The following uses surround the subject property: North -Single-family residential, zoned R-15 /Vacant, zoned R-15 South - Salon/Spa, zoned R-15 /Single-family residential, zoned R-15 East- Multi-family residential, zoned R-15 PFP-04-001/CUP-04-003 Troy Place Sub.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: March 18, 2004 Page 3 West -Multi-family residential (duplex), zoned R-15 /Cole Valley Christian School, zoned L-O PRELIMINARY PLAT ANALYSIS Sections 12-3-3.J.2 and 12-3-S.D of Meridian City Code read as follows: In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: A. The conformance of the subdivision with the Comprehensive Development Plan; This site is cun•ently designated as "High Density Residential" on the Comprehensive Plan Future Land Use Map and zoned R-15. In Chapter VII of the Comprehensive Plan, "High Density" residential areas are planned for development ofmulti-family homes in areas where urban services aze provided. Residential densities may exceed eight dwelling units per acre. This residential development might include duplexes, apartment buildings, townhouses, and other multi-unit structures. A desirable project would consider the placement ofpazking areas, fences, berms, and other landscaping features to serve as buffers between neighboring uses. Staff fmds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (staffanalysis is in italics belowpolicy): "Develop standazds for integrating medium-to-high density residential into existing subdivision development." (Chapter VII, Goal I, Objective C, Action item 2) The applicant is applying for a Planned Development, the common method of getting higher density residential projects approved in existing residential areas or subdivisions. "Require screening and landscape buffers on all development requests that are more intense than adjacent residential properties." (Chapter VII, Goal IV, Objecfive C, Action item 2) The applicant will be required to provide adeguate screening and perimeter landscaping. See Special Consideration "C"below. • "Adopt land use designations which will allow for housing opportunities for all income levels." (Chapter VII, Goal N, Objective C, Action item 9) • "Support a variety of residential categories (low-, medium-, and high-density single- . family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose ofproviding the City with a range ofaffordable housing opportunities." (Chapter VII, Goal N, Objective C, Action item 10) • "Locate high-density development, where possible, near open space corridors or other permanent major open space and pazk facilities, Old Town, and neaz major access thoroughfares." (Chapter VII, Goal V, Objective A, Action item 14) PFP-04-001/CUP-04-003 Troy Place Sub.PFP.C[JP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: March 18, 2004 Page 4 • "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and Wallcing in all land use decisions." (Chapter VI, Goal II, Objective A, Acfion item 3) This publication encourages jurisdictions to establish bikeway and walkway facilities in new construction and reconstruction projects, In a manner that is safe, accessible and convenient. The applicant will be required to construct sidewalk on 2'/z Street abutting the site. The applicant has requested modifications to the standard lot size, setback, driveway and frontage requirements of the R-15 zone. Stafffinds that ifthe Commission and Council grant the applicant the requested modifications with the CUP/PD, and the applicant complies with the conditions included in this report, the lot configuration and overall design of the subdivision would be in general conformance with the City of Meridian Comprehensive Plan. Please see Conditional Use Permit Analysis below for further assessment ofthe proposed development and associated deviations from development standards. B. The availability of public services to accommodate the proposed development; If approved, the developer will be financing the extension of sewer, water, utilities and irrigation services needed to serve the project. The primary public costs to serve the future residents will be fire and police services. The site is serviced by city water and sewer currently. The City of Meridian owns and maintains an exisfing sewer line that bisects this property. The Preliminary Plat indicates that this main may not be within it's existing easement. The applicant should confirm the location of this line and grant the City an easement for the line if it is outside of the existing easement. See Special Consideration "H" and Site Specific Condition #6 of the Preliminary Plat below. On January 23, 2004, a joint agency/department comments meeting was held with representatives of key service providers to this property. The Meridian Fire and Police Departments have submitted comments and conditions, which aze listed at the end ofthis report. Staff finds that public services can be made available to accommodate the proposed development. Staff recommends that the Commission and Council reference the comments and conditions from the various agencies and departments, regarding their ability to adequately service this project. C. The continuity of the proposed development with the capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, staff finds that the subdivision will not conflict with the capital improvement program. PFP-04-001/CUP-04-003 Tmy Place Sub.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: March 18, 2004 Page 5 D. The public fmancial capability of supporting services for the proposed development; Staff finds that the City and its related services aze capable of servicing the proposed development. The development will not require major expenditures for providing supporting services. Staffrecommendsthgtthe Commission and Council reference any written and/or verbal testimony submitted by the Meridian Police and Fire Departments 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 is not awaze of any health, safety or environmental problems associated with this subdivision that should be brought to the Council or Commission's attention. Staff has not identified any environmental problems that maybe associated with the development ofthis site. ACHD considers road safety issues in their analysis, and ACHD staff has recommended, with conditions, approval of the subject subdivision. Staff recommends that the Commission and Council reference any public testimony that maybe presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. SPECIAL CONSIDERATIONS (PRELIMINARY/FINAL PLATT A. Access and Pazkine: As part of the CUP/PD application, the applicant is requesting a waiver of the requirement to provide public street frontage to each lot. Rather than constructing a public or private street, the applicant is proposing to construct a common drive aisle for all 11 dwelling units to use as access to the public street system. See Special Consideration "A" in the Conditional Use Permit Analysis below. Cross Access Agreement: The applicant is proposing to utilize one access point onto 2'/x Street to serve the development. ACHD staff has previously reviewed and approved the access point for compliance with policy. The access point, drive aisle, and pazking are all part of the common driveway lot (Lot 1, Block 1). Therefore, the applicant should be required to either provide a note on the plat stating that Lot 1, Block 1, is a common lot for ingress/egress and pazking for all of the lots in the development, AND/OR record a cross pazking/cross access agreement for all of the lots within the subdivision to utilize Lot 1, Block 1. Maintenance of Lot 1, Block 1, should also be provided for with a note on the plat, AND/OR a recorded document such as CCR's. See Site Specific Condition #2 and Special Consideration "A" in the Conditional Use Permit Analysis below. Drive Aisles and Pazkine Design: As stated earlier, the applicant is not proposing to construct a public or private street for this development. The proposed common drive aisle lot (Lot 1, Block 1) is 25-feet wide and includes 90-degree parking stalls, off the driveway, for al] of the units. Staff is supportive of the general design of the proposed driveway, with one notable exception. The east leg ofthe driveway is longer than 150-feet and requires a Fire Department approved turnaround. To remedy this, the applicant should rotate the three eastern most parking stalls to face east, not south as proposed. This will make the driveway, east ofthe proposed Fire Department turnazound/basketball court, less than 150-feet. NOTE: PFP-04-D01/CUP-04-D03 Troy Place Sub.PFP.COP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: March 18, 2004 Page 6 The applicant has submitted a revised site plan reflecting the above-requested change. At the Planning & Zoning Commission hearing staffwill provide analysis ofthe revised drive aisle and parking design. All areas adjacent to driveways, parking lots, or other vehicle use areas, must be protected by curbing, wheel stops, or other approved protective devices. Curbing maybe cut to allow for storm water runoff. All curbing adjacent to the turnaround and entrance areas shall be painted red and signed "No Parking Fire Lane". See Site Specific Condition #3 and Special Consideration "A" in the Conditional Use Permit Analysis below. B. Buildine Setbacks: The required front setback inthe R-15 zone is 20 feet. The required side setback is 5 feet per story. The required rear setback is 15-feet (MCC 11-9-1). The vaned orientation of the multi- familybuildings makes it difficult to delineate the front, rear and side setbacks, as the yards between the tri-plex on Lot 4 and the proposed four-plex on Lot 3, as well as the yards on the adjacent properties; do not match up. The applicant has requested that the required building setbacks be reduced. Staff is supportive of allowing the proposed building setbacks because the applicant has requested this as part of the Planned Development and because this modification will allow for the higher densities as envisioned with the Comprehensive Plan for this area. See Conditional Use Special Consideration "A"below for further analysis. C. Landsca e~The submitted landscape plan, prepared by Tamura & Associates, and dated 1-7-04 is not approved as submitted. The following should be included in a revised landscape plan: Street Buffers: Meridian City Code 12-13-10-4 requires a 10-foot wide landscape buffer along local streets. hi accordance with Meridian City Code, the applicant should provide a 10-foot wide landscape buffer along 2% Street. Said landscape buffer shall be delineated on the plat. Said landscape buffer shall not preclude the construction ofhard-surface driveways. Landscaping shall be in accordance with MCC 12-13-10. Existin Trees: 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 may be removed (MCC 12-13-13-3). Land Use Buffers: Meridian City Code 12-13-12-5 requires a 20-foot wide landscape buffer between multi-family and single-family uses. Meridian City Code 12-13-12-2 requires the land use buffer to be provided by the higher intensity use and to be located on the building site of the higher intensity use. As part ofthe approval for the salon directly to the south, the City granted a modification to code for the landscaping adjacent to the subject site. Currently there are some low-lying shrubs from 2% Street to approximately 50-feet into the site along the shared property line. There is a 6-foot tall wooden fence and a screened garbage receptacle past the shrubs. Because the higher-intense salon was not required to provide a buffer to the subject site, staff is recommending that the applicant not be required to provide the "standard" buffer. On the submitted landscape plan there are nine trees shown along the south property line, with no new fencing. The width between the proposed four-plexes and the south property line is approximately 9-feet. Staffis supportive of the proposed southern setback/buffer design as shown PFP-04-0DI/CUP-04-003 Troy Place Sub.PFP.CUP.dw Planning & Zoning Commission/Mayor & City Council Hearing Date: March 18, 2004 Page 7 on the submitted plans. On the submitted landscape plan, the applicant is showing a 5-foot wide landscape buffer on the north property line (between the existing single-family home to the north). As part of the approval for CUP- 03-038, the City Council required the applicant to construct fencing adjacent to the single-family home to the north. Said fence shall be limited to 3 feet in height for the first 20 feet (measured from the west property line), if the fence is a solid "closed vision" fence. This fencing requirement was approved as an alternative to the standard landscaping requirement. NOTE: The applicant still needs to pay the additional fee for the alternative compliance application/review (See Site Specific Condition #5 below). The width of the other perimeter landscaping is consistent with the Landscape Ordinance. However, MCC 12-13-11-2 requires one tree per thirty-five lineal feet with shrubs, lawn, or other vegetative groundcover, adjacent to vehicular use areas along the perimeter of a development. Therefore, five trees shall be installed along the north property line, east of the single-family lot, and three trees shall be installed along the east property line. D. Covenants, Codes, and Restrictions: In the applicant's submittal letter, it is stated that there aze not going to be any CCR's. However, after talking with the applicant the advantages of compiling CCR's seem to outweigh not compiling them. Staffrecommends that for maintenance and operafion purposes of the common areas, the applicant assemble CCR's for this development. See Site Specific Condition #7 below. E. Pressure h-ri atg ion: Underground year-round pressurized irrigation must be provided to all lots within this development (MCC 12-5-2.N). The applicant has indicated that the Nampa & Meridian Irrigation District will own and operate the required pressurized irrigation system within this development. The City ofMeridian requires that pressurized irrigation systems besupplied by a yeaz-round source ofwater (MCC 12-13-8.3). The applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall berequired. If asingle-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. An underground, pressurized irrigation system shall be installed to all landscape azeas per the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1-28. See Site Specific Condition #8 below. F. Ditches. Laterals, and Canals: All irrigation ditches, laterals or canals, exclusive ofnatural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13. Plans will need to be approved by the appropriate irrigation drainage district, or lateral users association (ditch owners), with written approval ornon-approval submitted to the Public Works Department. If lateral users association approval cannot be obtained, plans will be reviewed and approved by the City Engineer prior to final plat signature. See Site Specific Condition #9 below. G. Fire Hydrant: The Meridian Fire Department has indicated a need for a fire hydrant on this site (See Fire Department Comments/Conditions below). The applicant should coordinate fire hydrant location and construction. with the Meridian Fire Department and Public Works Departments. See Site Specific PFP-04-001/CUP-04-003 Troy Place Sub.PFP.CUP.dce Planning & Zoning Commission/Mayor & City Council Hearing Date: Mazch 18, 2004 Page 8 Condition #6 in the Final Plat Site Specific Conditions below. H. Sewer EasemenULine: The City of Meridian owns and maintains an existing sewer line that bisects this property. The Preliminary Plat indicates that this main may not be within the existing easement. The applicant should confirm the location of this line and grant the City an easement for the line if it is outside of the existing easement. See Site Specific #6 in the Preliminary Plat Site Specific conditions below. SITE SPECIFIC CONDITIONS (PRELIMINARY PLATT 1. Applicant shall meet all of the requirements of CUP-03-038, CUP-04-003, and PFP-04-001 as a condition of the subject Preliminary Plat. 2. Lots 2, 3, and 4, Block 1, shall utilize a common drive aisle, as proposed. There is no frontage requirement for Lots 2, 3, and 4, Block 1. Said common drive aisle shall be constructed a minimum of 25-feet wide, with gravel and asphaltic concrete paving as outlined in Meridian City Code 12-4-14. Provide a note on the plat stating that Lot 1, Block 1, is a common lot for ingress/egress and pazking for all of the lots in the development, AND/OR record a cross pazking/cross access agreement for all of the lots within the subdivision to utilize Lot 1, Block 1. Maintenance of Lot 1, Block 1, shall be provided for with a note on the plat, AND/OR a recorded document such as CCR's. The applicant shall provide the required documents prior to the City Engineer's signature of the final plat. 3. Any roadway greater than 150' in length that is not provided with an outlet shall be required to have a Fire Department approved tum around. All entrance and internal roads shall have a turning radius of28' inside and 48' outside. All landscape areas adjacent to the driveway/parking lot, shall be protected by curbing, wheel stops, or other approved protective devices. Curbing may be cut to allow for storm water runoff. All curbing adjacent to the entrance and all turnaround areas shall be painted red and signed "No Parking Fire Lane". 4. The submitted landscape plan, prepared by Tamura & Associates, and dated 1-7-04 is not approved as submitted. The following additions shall be included in a revised landscape plan: • Provide a 10-foot wide landscape buffer along 2% Street. Said buffer shall eitherbe provided for in a common lot, OR easement. The width of the buffer shall be measured from the west property line. Landscaping of the buffer shall be in accordance with MCC 12-13-10. • 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 (MCC 12-13-13-3). • Construct fencing adjacent to the single-family home to the north. Said fence shall be limited to 3 feet in height for the first 20 feet (measured from the west property line/right-of-way line), if the fence is a solid fence. • Add five trees along the north property line, east of the single-family lot (beyond the fencing). • Add three trees along the east property line. • Other than along the perimeter of the development, new fencing shall be prohibited. PFP-04-0OI/CUP-D4-003 Troy Place Sub.PFP.COP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: March 18, 2004 Page 9 5. Prior to the Ciry Engineer's signature of the final plat, pay the additional fee ($60.00) for the alternative compliance application review to the Planning & Zoning Department. 6. The applicant shall confirm the location of the existing sanitary sewer line bisecting the property, and grant the City an easement for the line if it is outside of the existing easement. 7. Maintenance of all common areas shall be the responsibility of the Troy Place Home Owners' Association. 8. Underground year-round pressurized irrigation must be provided to all lots within this development (MCC 12-5-2.N). The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point 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. An underground, pressurized irrigation system shall be installed to all landscape areas per the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1- 2. 9. All irrigation ditches, laterals or canals, exclusive ofnatural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13. Plans will need to be approved by the appropriate irrigation/drainagedfstrict, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can not be obtained, plans will be reviewed and approved by the City Engineer prior to final plat signature. SITE SPECIFIC CONDITIONS (FINAL PLATT 1. The applicant shall meet all of the requirements of CUP-03-038, CUP-04-003, and PFP-04-001, as a condition of the subject preliminary plat. 2. Depict a 10-foot wide landscape buffer adjacent to 2'/z Street on the final plat. Said landscape buffer shall be shown on Lots 1 & 4, Block 1, but shall not preclude the construction of a driveway. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer for all off-street parking areas. All site drainage shall be contained and disposed of on-site. An operation and maintenance agreement for joint drainage facilities shall be developed for inclusion in the CC&R's of the subdivision. 4. All sidewalks shall be constructed as submitted and in accordance with MCC 12-5-2.K. Prior to signature of the final plat by the City Engineer, all sidewalks shall be constructed or a surety shall be provided in accordance with MCC 12-5.3. 5. Amend the following notes to read: PFPA4-001 /CUP-04-003 Troy Place Sub.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: March 18, 2004 Page 10 • NOTE 5: Add a "d" to the fourth word in the last sentence. NOTE 6: Change note to read: "Building setbacks and dimensional standards in this subdivision shall be in compliance with Title 11 and Title 12 of the Meridian City Code unless otherwise modified by Conditional Use Permit (CUP-04-003) which allowed for reduced setbacks, lot sizes, lot frontages, and reduced access width." NOTE 9: Add a note stating that the landscape easement/lot along 2'/~ Street shall be maintained by the Troy Place Home Owners' Association. The maintenance of all common azeas shall be the responsibility of the Troy Place Home Owners' Association. 6. Unless otherwise approved by the Meridian Fire Department, provide a new fire hydrant to serve this site. The applicant shall coordinate any required fire hydrant design, location, and construction with the Meridian Fire Department and Public Works Departments. Operational fire hydrants and temporary or permanent street signs aze required before combustible construction begins. Any drainage areas (detention/retentionbasfns) 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 event. (All areas being counted toward the 10% open space amenity shall be free of "wet ponds" or other such nuisances.) Place the 24.99 foot dimension to the "Point of Beginning" on the face of the plat. 9. Correct the bearing from the calculated point to the center of section to N£00°00;00"E. 10. The applicant shall confirm the location of the existing sanitary sewer line bisecting the property, and grant the City an easement for the line if it is outside of the existing easement. 11. A final plat shall be filed with the County Recorder within one year after written approval by the Council (MCC 12-3-8). The Applicant shall have one year from the approval date of the final plat, to begin construcfion of the public utilites and one yeaz thereafter to complete construction of those public facilities (MCC 12-2-4). STANDARD PLAT CONDITIONS: 1. Prior to signature of the fmal 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 irrigafion, sanitary sewer, water, etc. that has not been completed. Streetlights may be required at locations designated by the Public Works Department. All streetlights shall be installed at the expense of the applicant. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior commencing installations. PFP-04-001/CUP-04-003 Troy Place Sub.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: March 18, 2004 Page 11 3. Please submit groundwater/soils monitoring data, as collected and analyzed by a soils scientist, to the Public Works Department for review. Any drainage areas (detention/retentionhasins) must be designed to ensure that water will percolate or discharge with 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 aze set a minimum of 3-feet above the highest established normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above groundwater. 4. Coordinate mailbox locations with the Meridian Post Office. 5. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 6. 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. Staffls failure to cite specific ordinance provisions or terms ofthe approved annexation/conditionaluse does not relieve the Applicant of responsibility for compliance. STANDARDS FOR CONDITIONAL USES The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following and may approve a conditional use permit if they 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; On the submitted site plan, the applicant has shown enough parking to accommodate the proposed uses. Although the site is large enough to accommodate all of the features required by ordinance, the applicant has asked, through the Planned Development, to modify specific development standards. Relief from the frontage, setback, driveway, and lot size standards were specifically requested in the conditional use permit (CUP/PD) application. Staff finds that none of the proposed lots meet the frontage, setback, or lot size standards of the R-15 zone. Staff is supportive of the requested lot frontage, setback, driveway, and lot site deviations because all of the proposed buildable lots within the subdivision have access to the common parking/drive lot and the proposed lots can accommodate the proposed building envelopes with a modification to the standard setbacks. See Special Consideration "A"below for detailed analysis of the allowable setbacks for this development. PFP-04-0OI/CUP-04A03 Troy Place Sub.PFP.CUP.dce Planning & Zoning Commission/Mayor & City Council Hearing Date: March 18, 2004 Page 12 Meridian City Code 12-13-16 requires all multi-family developments to provide common open space that equals or exceeds ten percent of the gross land area. Common open space means land exclusive of street rights-of--way and street buffers, except for right-of--way specifically dedicated for landscaping within a subdivision. At a minimum, common open space lots shall include one deciduous shade tree per 8,000 square feet and lawn, either seed or sod (MCC 12-13-16-5). In addition to the common open space requirement, Meridian City Code 12-6-2.A.4 states that all residential planned developments shall provide each dwelling unit with at least one hundred square feet of useable private open space, such as a patio or deck. The applicant has not addressed the common open space or the useable private open space requirements for this development. See Special Consideration "C"below., Staff finds that the site is large enough to accommodate the proposed uses and all yards, open spaces, parking, landscaping and other features required by ordinance and/or by modifying the requirements through the Planned Development and Alternative Compliance processes. 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 that the proposed development is harmonious with the current Comprehensive Plan Land Use Map (2002) which designates the property as "High Density Residential". (See Preliminary Plat Analysis "A" for detailed information regarding this finding.) Staff finds the development plan is, or can be made to be, in compliance with the requirements of the Zoning Ordinance and the adopted Comprehensive Plan, ifthe applicant complies with the Site Specific and General Conditions contained herein. 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 the proposed apartment houses will be compatible with other uses in the neighborhood and with the intended character of the general vicinity, which is essentially a mix of residential and commercial uses. The Council and Commission should consider public testimony when determining if the proposed use will change the essential character of the general vicinity. 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 the proposed use will have an adverse affect on other property in the vicinity if designed, constructed, operated and maintained in accordance with the Site Specific and General Conditions of approval. Staff recommends that the Commission and Council rely PFP-04-001/CUP-04-003 Troy Place Sub.PFP.CUP.doc Planning & Zoning CommissionlMayor & City Council Hearing Date: March 18, 2004 Page 13 upon public testimony, staff's analysis, and other agency comments when determining if the proposed uses will adversely affect the other properties in the vicinity. 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 subject site has adequate access to Fairview Avenue and Main Street via local streets in the area. The City of Meridian Fire and Police Departments currently monitor, service, and protect the subject neighborhood. Sanitary Services Company currently provides refuse service to the site and surrounding properties. The site is serviced by city water and sewer currently. Stafffinds that the proposed development is currently adequately served by the essential public facilities and services listed above. 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; Because this is an infill site and because public facilities and services are provided to the site and the surrounding vicinity currently, staff finds that the proposed use will not be detrimental to the economic welfare of the community, nor will it create the need for any new facilities or services to be paid for by the public. 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 general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; This development is estimated to generate 29 additional vehicle trips per day (18 existing) based on the Institute of Transportation Engineers Trip Generation Manual. The proposed residential use is consistent with the existing residential use on the site. Staff does not anticipate that the proposed use, will be detrimental to the general welfare of the community by means of producing excessive traffic, noise, smoke, fumes, glare or odors generated by the proposed residential use. 13. 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; The applicant is proposing to construct a new 25-foot wide driveway off East 2'/z Street, located near the site's north property line. ACHD staff has reviewed and approved this one vehicular approach to the site. Staff finds that the proposed use and associated approach will not create significant interference with any traffic on the surrounding public streets. I. That the proposed use will not result in the destruction, loss or damage of a natural, scenic PFP-04-001/CUP-04-003 Tmy Place Sub.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: March 18, 2004 Page 14 or historic feature considered to be of major importance. Staff is not aware of any natural, scenic or historic features in the general vicinity ofthis project. Staff finds that no site improvements associated with the conditional use application should damage natural, scenic or historic features in the area. _SPECIAL CONSIDERATIONS (CUP/PD) A. Reduced Standards: The applicant has requested approval of a PD to allow reduced development standazds including, reduced building setbacks, lot sizes, driveway design, and frontage requirements. Staffrecommendsapproval ofthe requested modifications of standards because the proposed buildable lots within the subdivision have access to the common pazking/drive lot and the proposed lots can accommodate the proposed building envelopes with a modification to the standard setbacks. Setbacks/Separation: The applicant has requested that the required building separations for the multi- family structures be reduced to: 3-foot front, 9-foot rear, and 6-foot side (not per story). Staff is supportive of allowing the proposed multi-familybuilding setbacks because the applicant has requested this as part of the Planned Development and because this modification will allow for the higher densities as envisioned with the Comprehensive Plan for this area, without sacrificing the integrity of the site. Construction materials used on the structures with modified setbacks/separation should be approved by City of Meridian Building Department and in accordance with the most recent Uniform Building Code. See Site Specific Condition #2 below. The Commission and Council should also consider if the requested modifications and staff recommendations are acceptable for the PD application. Lot Size: Staffis supportive of the requested lot site deviations because all ofthe proposed buildable lots can accommodate the proposed building envelopes with a modification to the standard setbacks, as requested. See Site Specific Condition #3 below. Frontaee/Common Drive Aisle/Pazkin~ City Code allows street frontage for three or four lots sharing a common driveway to be reduced to 10 feet (each)(MCC 11-9-1). The applicant is not proposing any frontage for Lots 2 and 3, Block 1. Essentially, the proposed common parking and drive aisle on Lot 1, Block 1, equate to a private road/service drive that all of the units/lots will share. As long as a cross- access agreement is provided for all ofthe lots to use the proposed Lot 1, Block 1, staffbelieves that the proposed common pazking/drive lot meets the intent of the standard frontage requirement. Staff is supportive of the requested lot frontage deviations because all of the proposed buildable lots within the subdivision have access to the proposed common pazking/drive lot. See Site Specific Condition #4 below. Staff recommends that access to the development be provided from a 25-foot wide (minimum) drive aisle off 2%z Street, located neaz the north property line. Because the length of the drive aisle exceeds 150-feet, the drive aisle should be built to ACRD standards to facilitate access and to ensure that the drive aisle can bear the weight of garbage trucks, fire trucks, and other emergency vehicles. See Site Specific Condition #5 below. The proposed common drive aisle lot (Lot 1, Block 1) is 25-feet wide and includes twenty-two, 90- PFP-04001/CUP-04003 Troy Place Sub.PFP.CUP.dce Planning & Zoning Commission/Mayor & City Council Hearing Date: March 18, 2004 Page 15 degree pazking stalls, off the driveway. There are 25-feet from the back of the parking stalls to the opposite side of the driveway. The design ofthe parking azea meets City Code and staff is supportive of the general design of the proposed parking areas, with two exceptions. The fifth parking stall from 2% Street is only 8-feet wide. Meridian City Code requires standard pazking stalls to be 9-feet wide by 19- feetlong (MCC 11-13-4.F). Designated compact stalls maybe constructed to a width of 7 '/z feet-wide (minimum) by 15-feet long (MCC 11-13-4.G). The east leg of the driveway is longer than 150-feet and requires a Fire Department approved turnaround. To remedy this, the applicant should rotate the three eastern most pazking stalls to face east, not south as proposed. This will make the driveway, east of the proposed Fire Deparhnent tumazound/basketball court, less than 150-feet. See Site Specific Conditions #6 & #7 below. B. Amenities: As part of the PD, the applicant is proposing to construct a basketball court and a bazbeque azea. There is an existing sidewalk from the pazking areas to the tri-plex entrance on Lot 4, Block 1. The applicant is proposing to construct a 5-foot wide sidewalk in front of the new four-plex units on Lots 2 and 3, Block 1. Staff is supportive of the general design of the proposed amenities as they appear to be appropriate to the size and uses of the proposed development. See Site Specific Condition #8 below. The Commission and Council should review the proposed amenities and detemrine ifthey are "appropriate to the size and uses of the proposed development" (MCC 12-6-2.e). The applicant should also be required to construct sidewalk on 2'h Street abutfing the site (see ACRD staff report). C. Miscellaneous: Below are some ordinance requirements that have not been addressed, or need to be further clarified, by the applicant to ensure compliance with Meridian City Code. Open Space: Meridian City Code 12-13-16 requires all multi-family developments to provide common open space that equals or exceeds ten percent of the gross land azea. Common open space means land exclusive of street rights-of--way and street buffers, except for right-of--way specifically dedicated for landscaping within a subdivision. At a minimum, common open space lots shall include one deciduous shade tree per 8,000 square feet and lawn, either seed or sod (MCC 12-13-16-5). In addition to the common open space requirement, Meridian City Code 12-6-2.A.4 states that all residential planned developments shall provide each dwelling unit with at least 100 square feet of useable private open space, such as a patio or deck. The applicant has not addressed either one of the open space requirements. Staff recommends that the apolicant comply with the above-mentioned ordinance requirements for open space and present at the public hearine calculations ex lainine how the required common and usable private oven space requirements will be met for the multi family development See Site Specific Conditions #9 & #10 below. Trash: MCC requires all trash and/or garbage collection areas for commercial, industrial, and multi- familyresidential uses to be enclosed on at least three (3) sides by a solid wall or fence of at least four feet (4') in height or within an enclosed building or structure. Adequate vehicular access to and from such azea or areas for collection of trash or garbage as determined by the Administrator shall be provided. The applicant is proposing to enclose the garbage enclosures within the existing and proposed garages. The applicant should coordinate this proposal and garbage pick-up location with Sanitary Services Company (SSC). See Site Specific Condition #12 below and the attached comments from SSC of the end of this report. PFP-04-001/CUP-04-003 Troy Place Sub.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: Mazch 18, 2004 Page 16 Sienaee: On the submitted site plan, a sign is proposed within the common Lot 1, Block 1. This sign is not approved with this application. All signage shall be in accordance with the standazds set forth in Section 11-14 of the City Zoning and Development Ordinance. All signage is subject to design review and shall require separate permits. SITE SPECIFIC CONDITIONS (CONDITIONAL USEI 1. All conditions of the previously approved, CUP-03-038, and concurrent Preliminary/Final Plat (PFP-04- 001)shall also be considered conditions of the subject Conditional Use Permit (CUP-04-003). 2. The minimum building setbacks for this development shall be as follows: 3-foot front, 9-foot rear, and 6-foot side (the front orientation of the building on Lot 4, Block 1, shall be west; the front orientation of the buildings on Lots 2 and 3, Block 1, shall be north). Construction materials used on the structures shall be approved by City of Meridian Building Department and in accordance with the most recent Uniform Building Code. 3. The minimum lot size for each buildable lot in the development shall be 4,000 square-feet. 4. There shall be no minimum frontage requirement for the lots within the development. 5. Access to the development shall be provided from a 25-foot wide (minimum) commondriveaisle off2'/2 Street. The cross section of the drive aisle shall be built to ACRD standards for weight bearing purposes. 6. Standard parking stalls shall be 9-feet wide by 19-feet long. Designated compact stalls may be constructed to a width of 7'/z feet-wide (minimum) by 15-feet long. All parking and azeas of circulation should be paved, striped, and meet the minimum dimensional requirements of Meridian City Code. All parking spaces shall be assigned to a specific dwelling unit or for guest use. The parking space identification shall use a different numbering system than the dwelling units. The east leg of the common driveway is longer than 150-feet and requires a Fire Department approved turnazound. The applicant shall either rotate the three eastern most parking stalls to face east, not south, OR construct a Fire Department approved turnaround at the east end of the development. All curbing adjacent to a turnaround azeas shall be painted red and signed "No Parking Fire Lane". 8. As amenities for the planned development, construct a basketball court and a barbeque area. All lots within the development shall be provided with access to said amenities. Access shall either be provided with a note on the final plat, AND/OR within the CCR's. 9. Provide common open space that equals or exceeds ten percent of the gross land azea for the development (excluding the landscape buffer on 2'h Street). Provide landscaping within the common open space in accordance with MCC 12-13-16-5. Present, at the public hearing, calculations and/or drawings that explain how the required common open space requirement will be met for the multi-family development. PFP-04-001/CIJP-04-003 Troy Place Sub.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: March 18, 2004 Page 17 10. Provide each dwelling unit with at least one hundred square feet of useable private open space, such as a patio or deck. Present, at the public hearing, calculations and/or drawings that explain how the required usable private open space requirement will be met for the multi-family development. 11. Submit 10 copies of a revised site plan and landscape plan in conformance with this report and the direction of the Planning & Zoning Commission at least 10 days prior to the next hearing on this application. 12. Coordinate the location and design of trash dumpsters with Sanitary Services Company (SSC) staff. Trash enclosures must be built in the location and to the size approved by SSC. Prior to Certificate of Zoning Compliance (CZC) submittal, the applicant shall submit an approved plan by SSC, for the proposed trash enclosure location and design. All dumpster(s) must be screened in accordance with MCC 11-12-1.C. 13. All internal sidewalks shall be constmcted as submitted and in accordance with MCC 12-5-2.K. 14. Prior to obtaining certificate(s) of occupancy, all development improvements, including perimeter fencing, irrigation, and landscaping shall be installed. 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, amenities, sewer, water, etc. 15. Existing landscaping shall be protected and retained. A detailed landscape plan will be required when applying for a Certificate of Zoning Compliance. The landscape plan shall include mitigation measures for any trees that are removed. All trees installed within this development shall be aminimum ofthree- inch (2") caliper in size. GENERAL REQUIREMENTS 1. Down-shield or otherwise alter all exterior lighting, whether attached to the building or located within the parking area, so that the light does not spill over onto adjacent properties or rights-of--way. All parking lot lighting shall be in accordance with Ordinance 11-14-4.C. 2. All signage shall be in accordance with the standazds set forth in Section 11-14 of the City Zoning and Development Ordinance. All signage is subject to design review and shall require sepazate permits. Temporary or portable signs shall be prohibited, and will be removed upon three (3) days notice to the applicant. 3. All building and site improvement construction shall conform to the requirements ofthe Americans with Disabilities Act. 4. Submit a drainage plan designed by a State of Idaho licensed architect or engineer to the City Engineer (Ord. 557,10-1-91) for all off-street parking areas. Stormwater treatment and disposal must be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off- site disposal into a surface water is prohibited unless the jurisdiction which has authority over the PFP-04-001/CUP-04003 Troy Place Sub.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: March 18, 2004 Page 18 receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Deparhnent of Water Resources regazding Shallow Injection Wells. 5. Trash: The trash enclosure(s) shall be enclosed on at least three (3) sides by a solid wall or sight- obscuring fence at least four (4) feet in height in accordance with Ordinance 11-12-1C. 6. No building or other structure shall be erected, moved, added to or structurally altered, nor shall any building structure or land be established or change in use on this site without first obtaining a Certificate of Zoning Compliance (CZC) from the Meridian Planning and Zoning Department (MCC 11-19-1). 7. A building permit shall be obtained prior to the start of construction. 8. All required improvements must be complete prior to obtaining a Certificate of Occupancy for the proposed development. A temporary Certificate of Occupancy may be obtained by providing surety to the City in the form of a letter of credit or cash in the amount of 110% of the cost of the required improvements (including paving, striping, landscaping, and irrigation). A bid must accompany any request for temporary occupancy. Any temporary occupancy will not exceed 60 days to complete the required improvements. 9. This conditional use permit shall be valid for a maximum period of 18 months. If construction has not begun within this timeframe, a new conditional use permit must be obtained prior to the start of development. 10. As part of a conditional use permit, the City of Meridian may impose additional restrictions/conditions. Other Aaencv/Deoartment Comments & Conditions SANITARY SERVICES COMPANY (SSC) 1. Waste enclosure access: Prior to issuance of a certificate ofzoning compliance, the applicant shall provide a site plan that has drive-on capability for 6 and 8 cubic yard containers. Allow a minimum of 60 feet frontal clearance for such containers. 2. Waste enclosure pad: Prior to issuance of a certificate of zoning compliance, the applicant shall provide a site plan that has a concrete pad inside of all enclosures. 3. Waste enclosure gate locks: Prior to issuance of a certificate of zoning compliance, the applicant shall provide a site plan that has gate locks for both open and closed positions. 4. Waste enclosure dimensions: Prior to issuance of a certificate of zoning compliance, the applicant shall provide a site plan that has a minimum 10 feet cleazance inside of the enclosure gates with the gates in the open position. 5. Waste enclosure bumpers or stops: Prior to issuance ofa certificate ofzoning compliance, the applicant shall PFP-04-DOl/COP-04-003 Troy Place Sub.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: March 18, 2004 Page 19 provide a site plan that has bumpers or stops inside of the enclosure to prevent the container from damaging enclosure walls and gates. 6. Waste enclosure user access: When possible, design the enclosure with an easypedestrian access point other than the front gates. This will ensure less mess in the enclosure as well as reduce gate damage. MERIDIAN PARKS DEPARTMENT 1. Standards for Mitigation of trees: The standard established in the City ofMeridian Landscape Ordinance will be followed. 2. Standard Plan for Protection of Existing Trees during Construction: The standazd established in the City of Meridian Landscape Ordinance will be followed. MERIDIAN POLICE DEPARTMENT 1. All parking spaces shall be assigned to a specific dwelling unit or for guest use. The parking space identification shall use a different numbering system than the dwelling units. 2. The north fagade shall be designed to include windows that look onto the parking azeas and/or other public azeas. 3. Submit a revised landscape plan that demonstrates the following: the proposed multi-family development shall limit landscaping shrubs and bushes to species that do not exceed three feet in height. In addition, any interior fencing shall allow visibility from the street or shall not exceed three feet in height if solid fencing is used. MERIDIAN FmE DEPARTMENT 1. Afire hydrant will be required to serve this development. Final Approval ofthe fire hydrant location shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 ''h" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant mazkers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. e. Fire Hydrants shall be placed on corners. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. 2. 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 an approved turn azound. 3. All entrance and internal roads shall have a fuming radius of 28' inside and 48' outside. 4. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. PFP-04-001/CUP-04-D03 Tmy Place Sub.PFP.CUP.dce Planning & Zoning CommissiorilMayor & City Council Hearing Date: March 18, 2004 Page 20 5. All curbing adjacent to the turnaround and entrance areas shall be painted red and signed "No Parking Fire Lane". RECOMMENDATION Staff recommends approval of the submitted Preliminary/Final Plat (PFP-04-001), and Conditional Use Plermit (CUP-04-003) applications, with the conditions listed herein. PFPA4-001/CUP-04-D03 Troy Place Sub.PFP.CUP.doc NRR-16-2004 0350 LRND CON6ULTRNTS 1NC Land Consultants, Inc. 52 N. 2"d Street • Eagle, Idaho 83616 • March 16, 2004 206 938 5873 P.02/03 Office 208.938.3812 • Fax 208.938.5873 Meridian Planning and Zoning Commission 1 °~ ~ "' ~ ~ ~J ` CityofMeridian MAR 1 6 20Q§ 660 E. WateRower Lane, Suite 202 Meridian, Idaho 83642 City Of 111eridiar. (`:tv Clerk Oix~ce RE: Troy place Subdivision -Planning and Zoning Review Comments Dear Commission; With regards to the comments listed within the City Statl'report dated March ] 5, 2004 for the Troy Palmer Subdivision planned unit development preliminary and final plat applications that will be before you on Match 18ei, please except the following reply to those comments. Prelimiriarv plat Site Specific Conditions: 1. - OK; 2. - OK, a note will be placed upon the preliminary and final plat prior to City Council approval; 3. - OK; 4. - OK, the landscaping plea shall be updated and resubmitted to staffprior to City Council; 5. -OK; 6. - OK; 7. - OK; 8. - OK; 9. - OK; Preliminary Plat Site Specific Conditions: - OK; 2. - OK; 3. - OK; 4. - OK; 5. - OK, All notes to be revised and resubmitted to staffprior to City Council; 6. - OK; 7. - OK; 8. - OK, to be revised and resubmitted to staffprior to City Council; 9. - OK, to be revised and resubmitted to staffprior to City Council; 10. - OK; 11. -OK Standard Plat Conditions• AlI requirements - OK MRR 16 '04 15 45 208 938 5873 PRGE.02 mrt 10-CF7bµ 03 50 LRND CONSULTRNTS INC ~~- 208 938 5873 P.03i03 Site ecific Conditions (Conditional Usel 1. - OK; 2. - OK; 3. - OK; 4. - OK; 5. - OK; 6. - OK; 7. - OK; 8. - OK; 9, To be discussed with p~ Commission 10. To be discussed, with P&Z Conunission 11. - OK, rev-sed plans to be submitted prior to City Council 12. - pK; 13. - OK; 14. - OK; 15. - OK All additional comments and recommendations contained in the StaffReport are acceptable to the applicant upon approval by the Planning ~ ZAning Commission and City Council. Please include our comments as part of die record for Troy place Subdivision, please contact me if any questions may arise. Sincerely, ~.. ~~D Shawn L. Nickel Representing PPN, LLC MAR 16 '04 1545 TOTRL P.03 208 936 5873 PRGE.03 03 50 LRND CONSULTANTS INC 52 N.ZtulStrect iagle,ldallo 83616 Office - 208-938.3812 Fax - 208-938-5873 Email: shawnQlandcoasultams,oet 206 938 5873 P.01 /03 I•al].C~ COI1S111~11t.5 I11C . .~,~'CEI''~~I ~Y ~^AR 16 2004 ~ M~~ GiLv OfA9eridia~n. Ui~i~~y ('lerk office To: City Clerks Office ATT: Jessica From: Shawn L. Nickel Fax: 888-4218 Pages: 3 (including cover page) Phone: tee 3!1612004 Re: Troy Place Sub. Staff Comment letter ec: ^Urgent OFor Review D Please Comment ^ Please Reply ^ Please Reeycle Jessie, Please include this letter with the P8Z Commissioners items for Thursday night regard'mg Troy Place Sub. Thanks, Shawn MRR 16 '04 15 45 208 938 5873 PRGE.01 ':~3~. Ada County Highway District Dave E. Wynkoop 1st Vice President Susan S. Eastlake, 2nd Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner Garden City ID 83714-6499 Phone (208)387-6100 FAX (208) 387-6391 E-mail: To: PPN LLC Troy & Tawnee Palmer 655 E. King Street Meridian, Idaho 83642 Subject: MPFP04-001/MCUP04-003 Troy Place 1236 East 2 1/2 Street February 26, 2004 R,ECEI~'EE FEB 2 7 2004 City of Meridian City Clerk Office On February 24, 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 208-387-6171. Sincerely, ~~-- ~~ Joyce Newton Development Analyst Right-of-way & Development Services Planning Division CC: Planning & Development project file City of Meridian Construction Services, Drainage, Utilities SLN Planning Inc. Shawn Nickel 52 N. 2nd Street Eagle, Idaho 83616 .us f ~ Ada County Highway District Right-oJ-way crc Development Department Planning Review Division This application does not require Commission action and is approved at the staff level on Tuesday, February 24, 2004. Tech Review for this item was held wHh the Representative on Wednesday, February 18, 2004 per a-mail. Please refer to the attachment for appeal guidelines. Staff contact: Joyce Newton, 208-387- 6171 phone, 208-387-6393 fax, jnewton@achd.ada.id.us File Numbers: MPFP04-001/MCUP04-003/Troy Place Site address: 1236 East 2'/z Street Owner/Applicant: PPN LLC Troy and Tawnee Palmer 655 E. King Street Meridian, Idaho 83642 Representative: SLN Planning Inc Shawn Nickel 52 N. 2nd Street Eagle, Idaho 83616 Application Information: The Ada County Highway District (ACRD) staff has received the above referenced application requesting preliminary and final plat approval to plat a 4-lot residential subdivision. The applicant is also requesting a conditional use to construct amulti-family development consisting of one-tri-plex and iwo-four plex units. The site is located on the east side of 2'/z Street between Bradley and Carlton Street. Acreage: 0.84-acres Current Zoning: R-15 (Medium High Density Residential) Existing Use: One existing tri-plex Buildable Lots: 3 Common Lots: 1 Vicinity Map MPF004007/MCUP04-003/Troy Place 1236 East 2 112 Street A. Findings of Fact Trip Generation: This development is estimated to generate 29 additional vehicle trips per day (18 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: This proposed development is estimated to generate less than 1,000-trips per day therefore a traffic impact study was not required with this application. 4. Site Information: There is an existing tri-plex on the front portion of the site with the remainder being undeveloped. 5. Description of Adjacent Surrounding Area including Zoning: a. North: Residential/R-/R-2 b. South: Residential/R-2/RSW c. East: Residential/Milton Sub/R-1/R-4 d. West: School Plaza Sub # 1/Commercial/Residential/R-1 6. ,Impacted Roadways 2'/2 Street: Frontage: Approximately 97-feet Functional Street Classification: Local Speed limit: 25-mph 7. Roadway Improvements Adjacent To and Near the Site 2 '/z Street is a local roadway with two travel lanes with no curb, gutter or sidewalk abutting the site. There are street improvements to the south. The edge of pavement abutting the site gives way to gravel. 8. Existing Rfghf-of--Way 2 '/z Street is a local roadway with 50-feet of existing right-of-way (25-feet from centerline). 9. Existing Access to the Site The site does not have any delineated access point to 2 F Street per say due to the lack of curb, gutter or sidewalk abutting the site. The general location of the existing driveway is located approximately 5-feet south of the northern property line. This approach is dirt/gravel. 10. Site History District staff reviewed this site for a conditional use application (MCUP03-038) for a tri-ptex and due to the number of trips the applicant received a no review fetter on August 12, 2003. 11. Capital Improvements Plan/Five Year Work Program This location is not programmed into the District's current Capital Improvements Plan and/or Five Year Work Program for reconstruction or any roadway improvements. 2 12. Other Development in Area On July 23, 2002 District staff reviewed an application requesting conditional use approval to convert a single-family residence to a Beauty Salon. The 0.30-acre site is located on the east side of 2 '/z Street, north of East Carlton Avenue. B. Findings for Consideration Right-of-WaylSidewalk District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way on local streets: This right- of-way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete sidewalks. 2. Street Sections District policy 7204.4.2 states, "Developments with any buildable lot that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width. The applicant should be required to construct curb, gutter, 5-foot wide concrete sidewalk and match paving on 2 % Street abutting the parcel. Improvements shall be constructed to one-half of a 36-foot street section. 3. Minor Improvements District policy 7203.6 requires the applicant of a proposed development to make improvements to existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace deteriorated facilities. 4. Driveways District policy F2-F4 (1) and 72-F4 (2), requires driveways located on local residential roadways to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge). 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. The applicant should be required to utilize the existing access into the site located approximately 5- feet south of the northern property line and pave the driveway its full width of 25-feet as proposed and at least.30-feet into the site beyond the edge of pavement of 2 % Street. District Policy 7207.9.3 restricts residential driveways to a maximum width of 20-feet. 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 3 facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. C. Site Specific Conditions of Approval Construct curb, gutter, 5-foot wide concrete sidewalk and match paving on 2 'h Street abutting the parcel. Improvements shall be constructed to one-half of a 36-foot street section. 2. Utilize the existing access into the site located 5-feet south of the northern property line and pave the driveway its full width of 25-feet as proposed and at least 30-feet into the site beyohd the edge of pavement of 2 Yz Street. This location meets District policy and is approved with this application. 3. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State df 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. 4 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 undue burden on the existing vehicular an impacted by the proposed development. that the proposed use/development will not place an d pedestrian transportation system within the vicinity Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 5 Request for Appeal of Staff Decision Appeal of Staff Decision: The Commission 'shall hear and decide appeals 6y 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. VICINITY MAP CityLimits Ada Couniy ~ Areas of City Impact Boise Eagle Airport Influence Areas Garden Ciiy ~ tZvers and Canals `; E•'#~ Kuna ~ Zoning Meridian Streets Star 500 0 500 1000 Feet ~--~ ADA CJDIJATIY DEVHLOPMHVT SERVICE 200 W Fmrn Street Boise, ]D 83702 208-287-79(10 N W E S This map is made from data copyrighted by Ada County. Ada Couniy shall not be liable for inaccuracies or misuse of this map. Maps bearing this disdaimer may be photocopied freely. However, use in any digital form requires written permission of Ada County. 500'9]'05"E 96.89 0311 tlidN/1 ~-° - u Saar ~ u.m' 6 W ~ 2 s / Fv6°~'' ~ ~ _ W - e zi a'A-a ~ ~k g3a~ W ~ v~i_ / 2 B~~.a.i96a 3 W o pk a I'3 o!a~c~s v~ ~ R ~ z ~ i' Zo ;~ 83$8.°~b .__. z j !~ du ti ~. _Eqg a$. r. 8° €_-E~ W ' io~~z ' I ~ ac~ ;~$~$~S4 e s I ~o O QomUNO i gg~ J F' ¢aeo~y~°fig 2 as@ ~ ~k .. .... °~' 1 ad A 2d6EE C~u 2 g Z ~_ ¢Qa0 I g ~ _ _ a ooooaa / S~ -rm~e`~E $ g ~ Qe _ ~xets$ ~ Qo4 3., ~~ .Imx~ Rm ~ ~z os ~ ~~ ~WZ I ~ < ~ ~ ¢U~ d a ~_ 2 ~tl~= mN / ~ 6~ 3QJ ~o N bi w. •• OJW 3 a z I zi w~aiwm y"°Wwom I ~ ~b~i I_ 8 ~x Nex ~°°¢n2a I ~..+ ~ L'^ ~ €£ S~~a z o rvn w,wa W ~'th Ne ~ ka~ l~. d ~= ~ ~ `a_ b +b`Cr ~@@ O m o' z ~3~ ~r~~ ~ ' ~9~'~.p.~~, ~ a ~~ i~tk kso l'.N a ~ a. (O~'6qS~OrNNeL_ ° ° yp O _ ~ ~yy ~ °ypyp3 P O u W Wb W~ "OJ. l7~ ~~ b w y~ ~E10tl Z 0 W ¢~NOn Non ~ I ` N ~ ~Em ngFii ~~ ~2~0 C 2_~O §' "1 I W ~ O \~ e ]________ ___i______ ___ __ ~o ___________ ~ g ~O1wY wau~wY n I I d ° „, oI~-usa oamxa m~ ~ ~~. seex rv n... e z ~ 9gp m k I aga ~ a ,~ 3 I - ° I _ a_______ _ ____ ___________,_______________ ~ ~ s ~ ~ ~ ~g soOnaYi4 ~ w nom' \ f___________i Y I 6& G ~s~ 1 ak e~a I`--~~ o ~ •- a mnr~t $: y b oo ~€ q ~3 Js ~'% mr~ ~ ail ® N ~~~ a p~3ia8II~8~~S~ G ~ \! S W ~__ ejP•___ 9vl ~ ~ I ~ ~g a I I I iC` 1 ~e `~_ s9. ks ~~g3 E3m.$ ~i~-^,i 3 u ~$ / I I ~ li ~ i~ ors®® 41~ tl1~ a ~ SI S Z/l Z 3 CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT •• DISTRICT Return to: HEALTH Environmental Health Division DEPARTMENT ~V~~~ ^BOlse j ,.1 A' ^ Eagle Rezone # FEB 18 2004 ^ Garden City ~A4eradian ^ Kuna ^ ACZ ^ Star Conditional Use # ^ 1. We have No Objections to this Proposal. ^ 2. We recommend Denial of this Proposal. ^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ^ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ^ high seasonal ground water ^ waste flow characteristics ^ or bedrock from original grade ^ other ^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. ~. After writte approval from appropriate entities are submitted, we can approve this proposal for: ~ - al sewage ^ ommunity sewage system ^ community water well ^ interim sewage ~entral water ^ individual sewage ^ individual water /The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, ~/ Division of Environmental Quality: Seatral sewage ^ community sewage system ^ community water ^ sewage dry lines ~ceatral 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 ^ beverage establishment ^ grocery store Please see attached stormwater management recommendatations ^ 15. ^ child care center Date: Z / /2 / O '~ Reviewed By: ~~-~~ ~pHO~~,~ Review Sheet i 11 CENTRAL ~~~ DISTRICT , _~t~'HLALTH DEPARTMENT MAIN OFFICE • 707 N. ARMSTRONG PL. • BOISE, ID 83704-0825 • (208J 375-5211 • FAX 327-8500 To prevent and treat disease and disability; to promote healthy fijesryles; mrd to protect axd promote the health and qualifi ojour enyiroum~nt. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water bepre-treated prior to discharge to the subsurface to prevent impact to ground water and surface water quality: The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho .Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Department of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. Serl~inp 1'nlle0:, Elmore, Boise, mtd Ada Counties 1.,,e.iz F.mm Ada 1 Boise County Office Eimort Count; Uthce vziie: i0Cn1\' Glli[E " Armstrong PI. 707 N 52C E. 8th, S!. North 7C s f:. L=-t St. . ID 83704 Boise - Moumain Home, ID E364i P.C. Bor 144E , HeaNh: 327.7455 Enviro Enviro. Health: SE7-5225 McCall, ID E363E . Family Planning: 327-7400 Family Heal[h: SEi-4407 Ph. 654-i 154 : 634-2774 FAX Immunrza6ons: 327.7450 WIC: 567-4405 . Senwr Nutdtion: 327-7460 FAX: 587-:521 WIC: 327-748E FF.~: i%7-850:. RECETVET? Disfr'cX FEB 17 2004 areponrg O rodoyz City of Meridian swda+~ ~ City Clerk Office r~~.= N Joint School District No. 2 ~ o~ S~ jean&~`~ 911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700 SUPERINTENDENT Christine H. Donnell February 11, 2004 City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of Troy Place Subdivision will have a significant impact on school enrollments at Meridian Elementary, Meridian Middle, and Meridian High School. We can predict that these homes, when completed, will house two (2) elementary aged children, one(1) middle school aged child, and one (1) senior high aged student. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it maybe necessary to bus students to other schools across the district. _ ___ __ School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 888-6701. Sincerely, ~~.~~~ Wendel Bigham Supervisor of Facilities and Construction MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Shaun Wardle William L. M. Nary Charles M. Rountree Keith Bird •i .-. ,~ :~' ~~::~ _ ~~ (:ITV OF' 1. a~'a~;^~ Y . eY1G~1~YI~ _^°^ tl IDAHO LEGAL DEPARTMENT (208) 466-9272 • FAX 4G6-4405 PARKS & RECREATION (208) 888-3579 • Faz 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Pnx 887-] 297 PLANNING & ZONING (208) 884-5533 • Fax RRR-GRSd 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 Belg, City Clerk, by: March 11, 2004 Transmittal Date: February 10, 2004 Hearing Date: March 18, 2004 File No.: PFP 04-001 Request: Preliminary Final Plat approval of 3 residential building lots and ommon lot on .73 acre in an R-15 zone for Trov Place Subdivision By: PPN, LLC Location of Property or Project: 7236 East 2 David Zaremba, P/Z (No VAR, VAC, FP) David Moe, 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) Tammy de Weerd, Mayor Bill Nary, C/C Charlie Rountree, C/C Keith Bird, C/C Sh n Wardle, C/C ater Department Sewer Department Sanitary SBrvICe (NO VAR, VAC, FP) Building Department Fire Department Police 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 (FP/PP only) Intermountain Gas (FP/PP ~~ty) Bureau of Reclamation (FP/PP Only) Idaho Transportation Department (No FP) Ada County (Annexation only) Ada County Land Records (FP/PP Onry) Meridian Development Corporation Historical Preservation Commission ~1 Your Concise t ~ ner arks ~~T~~p~/f CIT3' OF ~IT~,14,II)I~r 4~'ASTEWATEI~ 1)EpT RECEI~~ FEB 17 204 Cr(~i''t}}y~ Uf IVieridian 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208f 8fY8 4433k Office City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813 RECEI~7E~? MAR - 2 2004 City of Meridian City Clerk Office I '1Qa~~a 8c "1~Ze~z,;dia~t ~Inn~~ ~ca,~uct '~, 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 18 February, 2004 William G. Berg Jr. Ci lerk _. -_ ~ .ty . 33 East Idaho Ave. Meridian, ID 83642 12E: CUP 04-003/PFP04-001/TroyPlace Subdivision Dear Will: Phones: Area Code 208 OFFICE: Nampa 466-7861 ~' SHOP: Nampa 466-0663 If all storm drainage is retained on-site there will be no impact on Nampa & Meridian Irrigation District and no further review will be required. However, if any surface drainage leaves the site, the Nampa & Meridian Irrigation District requires a Land Use Change Application be filed for review prior to final platting. Please contact Donna Moore at 466-7861 for further information. All laterals and waste ways must be protected. The developer must comply with Idaho Code 31-3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. Thank you, ~~~~ Bill Henson Asst. Water Superintendent ' Nampa & Meridian Irrigation District BH/dbg C: Wafer Superintendent Shawn L. Nickel, SLN Planning Inc: :.,:,,,;: File -Office/Shop - APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 RECEIVED MAR - 22004 City of Meridian ~OT~ T City Clerk Office Y Y ~a & 111~i>eduu~ ~l 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 25 February Shawn L. Nickel SLN Planning, Inc. 52 N. 2nd Street ---Ea91g,--ID -836_.16- - RE: Land Use Change Application - Trov Place Subdivision Dear Mr. Nickel: Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above-referenced development. If this development is under a "rush" to be finalized, I would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P. Anderson, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have any questions concerning this matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sincerely, ~/ Donna N. Moore, Asst. SecretarylTreasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNMlsmc cc: File Water Superintendent Will Berg, City Clerk, Meridian City Gordon Anderson, Surveyor, Anderson-David & Asso.,357 E. Watertower, Suite F, Meridian, ID 83642 PPN, LLC, 655 E. King Street, Meridian, ID 83642 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHrS - 23,000 BOISE PROJECT RIGHTS ~ 40,000 CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE March 18, 2004 ITEM # 7 PROJECT NUMBER PFP 04-001 PROJECT NAME Troy Place Subdivision NAME (PLEASE FOR IAGAINSTINEUTRAL ~D Y~