Troy Place CUP 04-003V I Y~~ {l~L~~„
~~ . my ~~,
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Case No(s).:
Applicant:
Troy Place Subdivision
PFP-04-001, CUP-04-003
PPN, LLC.
P&Z Commission Hearing Date: March 18, 2004
Recommendation: Approve with conditions.
Summary of Public Hearing:
The applicant's representative, Shawn Nickel, testified in favor of the application.
Two members of the public testified, expressing concems about the proposed
development.
Key issues of discussion and questioning by the Commission included:
• Open space requirements (private and common)
• Landscaping adjacent to the single-familyhome to the north
• Two-story buildings backing up to the single-family home to the south
• Road capacity concems on 2% Street
• Irrigation water and drainage run-off
Key Commission Additions/Modifications to Staff Recommendation:
The Commission made no major modifications to the staff recommendation.
Modifications were made to the CUP application requiring additional landscaping to
the north; a landscape planter to break up the proposed 13 pazking stalls in a row;
additional `ho parking" signage; and approval of the revised site plan (if it is
approved by the Fire Department).
Outstanding Issues for City Council:
• None
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR CONDITIONAL )
USE PERMIT APPROVAL FORA )
PLANNED DEVELOPMENT )
CONSISTING OF TWO FOUR- )
PLEXES AND ONE TRI-PLEX ON )
0.73 ACRES IN A R-15 ZONE
Case No. CUP-04-003
RECOMMENDATION TO CITY
COUNCIL
PPN,LLC,
Applicant
The property is approximately 0.73 acres in size and is located on the east side of
East 2% Street, generally east of Main Street and approximately 1,300 feet south
of Fairview Avenue, in Section 7, Township 3 North, Range 1 East.
2. Troy and Tawnee Palmer are the current property owners, and Troy Palmer has
provided notarized consent for the subject application.
3. The Applicant is PPN, LLC.
4. The subject property is currently zoned R-15. The zoning of R-15 is defined
within the City of Meridian Zoning and Development Ordinance Section 11-7-2.
5. The Applicant requests the Conditional Use Pennit for a Planned Development
including two (2) four-plexes and one (1) tri-plex. The City of Meridian Zoning
and Development Ordinance requires a Conditional Use Permit be obtained for
most uses including those requested by the Applicant. (Meridian City Zoning and
Development Ordinance, Section 11-8-1).
6. The Meridian Planning and Zoning Commission recognizes that the proposed
application is incompliance with the Meridian Comprehensive Plan.
The use proposed which is the subject of this will, in fact, constitute a conditional
use as determined by City policy.
8. The Planning and Zoning Commission recognized the concerns of Bill Roe and
Tom Stephens, expressed at the March 18, 2004, public hearing.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT CONSISTING OF TWO FOUR-PLEXES AND ONE TRI-PLEX ON 0.73
ACRES IN A R-15 ZONE, BY PPN, LLC -CUP-04-003 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested Conditional Use Permit
as requested by the Applicant for the property described in the application, subject to the
following:
A. Adopt the Special Recommendations of the Planning and Zoning Commission as
follows:
1. Approve the revised site plan from Anderson David, dated Mazch 11, 2004, with
additional requirements that a landscape island be constructed in the proposed
pazking area, to break up the 13 proposed parking stalls; that the Fire Department
approve the revised site plan; and that appropriate signage be installed for the no
parking area adjacent to the accessible stall, as noted on the plan (see site specific
condition #16 below).
2. Add a site specific condition requiring additional evergreens shrubbery on the
north side of the property, adjacent to the existing single-family home (see site
specific condition #17 below).
B. Adopt the Comments and Recommendations of the Meridian Planning & Zoning
and Engineering Departments as follows:
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 reaz, 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.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT CONSISTING OF TWO FOUR-PLEXES AND ONE TRI-PLEX ON 0.73
ACRES IN A R-15 ZONE, BY PPN, LLC -CUP-04-003 -Page 2
5. Access to the development shall be provided from a 25-foot wide (minimum)
common drive aisle off 2'/z 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 maybe constructed to a width of T/z feet-wide (minimum) by 15-feet long.
All parking and areas 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.
7. The east leg of the common driveway is longer than 150-feet and requires a Fire
.Department approved tumazound. The applicant shall either rotate the three
eastern most parking stalls to face east, not south, OR construct a Fire Department
approved tumazound at the east end of the development. All curbing adjacent to a
turnaround azeas shall be painted red and signed "No Pazking Fire Lane".
8. As amenities for the planned development, construct a basketball court and a
bazbeque 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%: 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.
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.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT CONSISTING OF TWO FOUR-PLEXES AND ONE TRI-PLEX ON 0.73
ACRES IN A R-15 ZONE, BY PPN, LLC -CUP-04-003 -Page 3
13. All internal sidewallcs shall be constructed 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 a minimum of three-inch (2")
caliper in size.
16. The revised site plan from Anderson David, dated. March 11, 2004, is
approved with additional requirements that a landscape island be
constructed in the proposed parking area, to breakup the 13 proposed
parking stalls; that the Fire Department apgrove the revised site plan; and
that appropriate signage be installed for the no parking area adjacent to the
accessible stall, as noted on the plan.
17. Install additional evergreen shrubs on the north side of the property,
adjacent to the existing single-family home. Coordinate the design of the
landscaping adjacent to the existing single-family home with Meridian
Planning and Zoning staff.
GENERAL REQUIREMENTS
1. Down-shield or otherwise alter all exterior lighting, whether attached to the
building or located within the pazking area, so that the light does not spill over
onto adjacent properties or rights-of--way. All pazking lot lighting shall be in
accordance with Ordinance 11-14-4.C.
2. All signage shall be in accordance with the standards set forth in Section 11-14 of
the City Z oning and D evelopment Ordinance. A 11 signage is subject to design
review and shall require separate 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
of the 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
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT CONSISTING OF TWO FOUR-PLEXES AND ONE TRI-PLEX ON 0.73
ACRES IN A R-15 ZONE, BY PPN, LLC -CUP-04-003 -Page 4
standards and policies. Off-site disposal into a surface water is prohibited unless
the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for
filing all necessary applications with the Idaho Department of Water Resources
regarding 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
maybe 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.
C. Adopt the Recommendations of ACRD as follows:
Site Specific Conditions of Approval
1. Construct curb, gutter, 5-foot wide concrete sidewalk and match paving on 2 %Z
Street abutting the parcel. hprovements 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 beyond the edge of pavement of 2 %z Street. This
location meets District policy and is approved with this application.
3. Comply with all Standard Conditions of Approval.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT CONSISTING OF TWO FOUR-PLEXES AND ONE TRI-PLEX ON 0.73
ACRES IN A R-15 ZONE, BY PPN, LLC - CUP-04-003 -Page 5
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of--way.
2. All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be
damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five yeazs old aze not allowed unless
approved in writing by the District. Contact the District's Utility Coordinator at
387-6258 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACRD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans:
6. The applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required pemuts), 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 i s t he r esponsibility o f t he a pplicant t o v erify a 11 a xisting a tilities w ithin t he
right-of--way. The applicant at no cost to ACHD shall repair existing utilities
damaged by the applicant. The applicant shall be required to call DIGLINE (1-
800-342-1585) at least two full business days prior to breaking ground within
ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they
aze 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.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT CONSISTING OF TWO FOUR-PLEXES AND ONE TRI-PLEX ON 0.73
ACRES IN A R-15 ZONE, BY PPN, LLC - CUP-04-003 -Page 6
11. Any change by the applicant in the planned use of the property which is the
subject o f this application, s hall r equire t he applicant t o c omply w ith all r ules,
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.
D. Adopt the Meridian Fire Department Recommendations as follows:
1. Afire hydrant will be required to serve this development. Final Approval of the
fire hydrant location shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %2" 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 markers 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 comers.
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 around.
3. All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside.
4. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
5. All curbing adjacent to the turnaround and entrance areas shall be painted red and
signed "No Pazking Fire Lane".
E. Adopt the Reconnnendations of the Central District Health Department as
follows:
1. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfaze, Division of
Environmental Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
RECOMMENDATION TO CITY COUNCII, FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT CONSISTING OF TWO FOUR-PLEXES AND ONE TRI-PLEX ON 0.73
ACRES IN A R-15 ZONE, BY PPN, LLC -CUP-04-003 -Page 7
5. The engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
F. Adopt the Recommendations of the Meridian Parks Department as follows:
1. Standards for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
G. Adopt the Recommendations of the Sanitary Services Company (SSC) as follows:
1. Waste enclosure access: Prior to issuance of a certificate of zoning 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, t he applicant s hall p rovide a s ite p lan that h as gate 1 ocks for b oth
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
clearance inside of the enclosure gates with the gates in the open position.
5. Waste enclosure bumpers or stops: Prior to issuance of a certificate of zoning
compliance, the applicant shall provide a site plan that has bumpers or stops
inside of the enclosure to prevent the container firom damaging enclosure walls
and gates.
6. Waste enclosure user access: When possible, design the enclosure with an easy
pedestrian access point other than the front gates. This will ensure less mess in the
enclosure as well as reduce gate damage.
H. Adopt the Recommendations of Nampa & Meridian Irrigation District as follows:
1. 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.
2. All laterals and waste ways must be protected.
RECOMMENDATION TO CITY COUNCII. FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT CONSISTING OF TWO FOUR-PLEXES AND ONE TRI-PLEX ON 0.73
ACRES IN A R-15 ZONE, BY PPN, LLC -CUP-04-003 -Page 8
3. The Developer must comply with Idaho Code 31-3805.
4. NMID recommends that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
I. Adopt the Recommendations of the Meridian Police Department as follows:
1. All pazking spaces shall be assigned to a specific dwelling unit or for guest use.
The pazking 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
areas and/or other public areas.
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.
Adopt the Recommendations/Comments of Joint School District No. 2 as follows:
1. The Meridian School District has experienced phenomenal student growkh the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
2. Approval of Troy Place Subdivision will have a significant impact on school
enrollments at Meridian Elementary, Meridian Middle, and Meridian High School.
3. 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.
4. 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.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT CONSISTING OF TWO FOUR-PLEXES AND ONE TRI-PLEX ON 0.73
ACRES IN A R-15 ZONE, BY PPN, LLC -CUP-04-003 -Page 9