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HomeMy WebLinkAboutRiverbirch Courtyard Condos PFPPFP 04-003 MERIDIAN PLANNING & ZONING MEETING April 1,2004 APPLICANT N.M. Enterprises ITEM NO. 6 REQUEST Public Hearing -Request for Preliminary Final Plat approval of 7 condominium plot on 1.24 acres in an L-0 zone for Riverbirch Courtyard Condominiums -south of East Overland Road and east of Celebration Avenue 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: Se_e_afftdavit of Contacted: _ f/A~['I{~ COMMENTS See attached Comments P~commen~- ~ GG No Comment No Comment See attached Comments See attached Comments Date: ~- Emailed: (~ StafF Initials: Materials presented at public meeNnps shall become propery of the City of Meridian. MAYOR Tammy de Weerd crrr couxcn,MEMnERs Keith Bird William L.M. Nary Shaw Wardle Charles M. Rauwee CITY OF C~eri~i~n . - Ii IDAHO crrY IiAT_r. (208) 888-0433 -Fax 887-0813 PuaLtc woRKC BUILDING DEPARTMENT (208) 887-2211 ~ Fax 898.9551 LEGAL DEPARTMENT (208)466-9272 -FAX 466-4405 STAFF REPORT: P & Z Hearing Date: April 1, 2004 TraDnsm~ittta/l Date: March 26, 2004 To: Mayor, City Council and Planning & Zoning Commission RE l~ E I VE From: Craig Hood, Associate City Planner ~~ MAR 2 6 2004 Bruce Freckleton, Senior Engineering Tech. ~ City Of Meridian City Clerk Office Subject: Riverbircb Courtyard Condominiums Preliminary and Final Plat (PFP) Approval for Two-hundred-eighty-nine (289) Condominium Units on 1.24 Acres, for Riverbirch Courtyard Condominiums, by N.M. Enterprises, L.L.C. (File No. PFP-04-003) Conditional Use Permit (CUP) Approval of a 12,010 Square-foot MedicaUDental Office Building, by N.M. Eruerprises, L.L.C. (File No. CUP -04-007) 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 modifred or deleted by motion of the Meridian City Ca~uncid. APPLICATION SUMMARY & BACKGROUND The applicant, N.M. Enterprises, L.L.C., has applied for Preliminary/F"mal Plat (PFP) and detailed Conditional Use Permit (CUP) approval for a new 12,010 square-foot medicaVdemal office on a 1.24 acre site that is currently vacam. The site is commonly known as Lot 2, Block 1, Gala Park Subdivision, which was recorded in 2004. The applicam is proposing to divide/plat the proposed building into 289 condominium units. The site is located near the southeast corner of Overland Road and Celebration Avenue, approximately I/z mile west ofl"sagle Road, in an L-O (Limited Office) zone. This property is currently designated "Commercial" on the 2002 Comprehensive Plan Land Use Map. The subject development is eligible for a combined preliminary/final plat application because the proposed condominium/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). The purpose of the subject preliminary/final plat application is to divide the proposed 12,010 square-foot medical/dental office into 289 condominium units. These units have been designed by the applicant to provide flexibility for space planning by the future owners of the condominium space. NOTE: The subject condominium development is proposed on an existing lot of record (Lot 2, Block 1, Gala Park Subdivision). The process for recording a condominium plat is similar to the division of land. In order to create condominium properties Idaho Code PFP-04-003/CUP-04007 Rivabirch Courtyard Cmtdomian~ms Planning & Zoning Commission/Mayor & City Council Hearing Date: April 1, 2004 Page 2 requires the land-owner of record to submit a plat or survey map of the surface of the ground included within the project, and a diagrammatic floor plan(s) of the building or buildings built or to be built thereon in sufficient detail to identify each unit, its relative location and approximate dimensions, showing elevations where multi-level or multi-story structures aze diagramed (Title 55, Chapter 15 of Idaho Code). The submitted preliminary/Snal condominium plat appeazs to meet the requirements of Idaho Code. Staff does not have any detailed analysis for the proposed division of air space within the proposed building. The conditions outlined in this report are geared towards the proposed medicaUdental office use, and the design of the building (CUP-04-007). This site was part ofa larger, conceptual Conditional Use Permit proposal in 2000 (CUP-00-017). CUP-00-017, processed as Resolution Plaza, included a wide range of uses including, office, retail, and commercial pad sites, multi-family residential units, a day Gaze, a seminary, and an ice arena. The conceptual CUP included multiple parcels, and its boundary extended from Locust Grove Road, west one-half mile towazds Eagle Road, and contained approximately 55 acres. Condition 12.1 ofthe Findings ofFact and Conclusions ofLaw forResolution Plaza required that "future phases of the project shall require separate Conditional Use Pernuts for each phase...." In accordance with the development agreement requirement, the applicant has submitted the subject Conditional Use Pem3it. The subject CUP application proposes to amend the previous CUP approval (CUP-00- 017), and obtain detailed approval for the proposed medical office building. The applicant is not requesting any variances or waivers to any ordinance requirements. The subject applications (PFP and CUP) 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 plat and conditional use permit applications below. Staff is recommending approval of the applications, with the conditions outlined in this report. CURRENT OWNERS OF RECORD N.M. Enterprises, L.L.C., is the current property owner, and Mark Guho, who is a registered agent, has submitted notarized consent for Roylance & Associates, P.A., to submit the subject applications. VOCATION & SURROUNDING USES The subject property is located near the southeast comer of Overland Road and Celebration Avenue, approximately''/z mile west of Eagle Road, in Section 20, Township 3 North, Range 1 East. The following uses surround the subject property: North -Vacant, zoned C-G South -Vacant, zoned L-O/Medical office, zoned L-O/Mountain View High School, zoned R-4 East - Vacant, zoned RUT (Ada County) West -Pediatrics office, zoned L-O PRELIMINARY/FINAL 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: PFP•04003/CUP-04067 Rivabirch Courtyard Condontioivms.PFP.CUP.dac Planning & Zoning Commission/Mayor & City Council Hearing Date: April 1, 2004 Page 3 A. The conformance of the subdivision with the Comprehensive Development Plan; This site is currently designated as "Commercial" on the Comprehensive Plan Future Land Use Map and zoned is L-O. In Chapter VII of the Comprehensive Plan, "Commercial" areas are anticipated to provide a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi-family residential, as well as appropriate public uses such as government offices. Staff Ends the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (staffanalysis is in italics below policy): • "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV, Objective D, Action item 2) • "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of e~sting access points onto arterial streets." (Chapter VI, Goal II, Objective A, Action item 12) This site has frontage on Overland Road an arterial roadway. The applicant is proposing to construct a new access to Gala Street, a local/commerciad street, and to extend the driveway from the west that connects to Celebration Averme. The applicant is not proposing any direct lot access to Overland Road Staff is supportive of the access proposal for this site. See Special Consideration `A " in the Prediminary/Finad Plat section below. "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, Action item 5) Staff has included conditions for landscaping of this site. See Special Consideration `B" in the Preliminary/Finad Pdat section below. • "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4) A 35 foot wide landscape buffer easement was platted along Overland Road an arterial street, with the Resolution Subdivision #I plat. There is currently landscaping within the platted landscape easement abutting the site. "Permit new ...commercial development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (Chapter IV, Goal I, Objective A, Action item 6) The Meridian Fire Department has submitted comments and conditions for this site (see comments at end of this report). One of the comments received from the Ftre Department states that the proposed project is outside the jive-minute response zone goal. Achievement of thisgoad issubject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a PFP-04-003/CUP-04007 Rivetbicch Courtyard Condorttiniums.PFP.CUP.dac Planning & Zoning Commission/Mayor & City CouncH Hearing Date: April 1, 2004 Page 4 request for Basic Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within I.5 miles from a given location and sufficient operational funds to sta,~l'the facilities. Staffdoes »ot anticipate that at the time of final approval of the jirstphase ofthis development that the response time goads of the Fire Department wild be achieved The subject site is readily serviceable by City ofMertdian's sanitary sewer and water systems. "Locate new community commercial areas on arterials or collectors neaz residential areas in such a way as to complement with adjoining residential azeas." (Chapter VII, Goal I, Objective B, Action item 5) The subject propertyhas frontage on an arterial roadway, OverdandRoac+; and a local/commercial roadway, Gala Street. The property directly to the east of this site is designated as "Mixed Use - Regdonal " on the Comprehensive Plan. It is anticipated that this currentlyvacant parcel will include some multi family resddential uses when it develops. Staff believes that the development of a medical/dental condominium office should complement the future, anticipated, residential uses. "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all land use decisions." (Chapter VI, Goal II, Objective A, Action item 3) This publication encourages jurisdictions to establish bikeway and walkway facilities in new construction and reconstrarction projects, in a manner that is safe, accessible and convenient. Sidewalk currently exdsts abutting the site on Overland Road and Gala Street. The applicant is not requesting arty modifications to the zoning standards for the L-O zone, as outlined in Meridian City Code. Tdie proposed dot size, building setbacks, driveways, frontage, and all other ddmensional standard requirements of the L-O zone are being met with the submitted application. If the applicant complies with the conditions included do this report, staff finds that the overall site design of the condominium plat wild be in general conformance wdth the City of Meridian Comprehensive Plan. 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 currently serviced by city water and sewer. On March 12, 2004, a joimagency/department comments meeting was held with representatives of key service providers to this property. The Meridian Fire Department has concerns with serviceability ofthis site, as it is currently outside of their five-minute response zone. The Fire Department does not know when a new station will be constructed in this azea, south of the freeway (all of the detailed conditions from the Fire Department and other agencies/departments aze at the end ofthis report). PFP-04003/CUP-04-007 Rivefiirch Courtyard Condominiums.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: April 1, 2004 Page 5 The applicant has indicated, on the submitted site plan, that the refuse pick-up area. will be located off-site and be shared with the existing medical office to the west. The applicant should coordinate the location and design ofrefixse container(s) with Sanitary Services Comparry (SSC). The Meridian Police Department has submitted comments and a condition for this site for safety lighting along the west side of the building. See Special Consideration "B" in the Conditional Use Permit Section below. Staffrecommends 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. D. The public financial capability of supporting services for the proposed development; As noted above, the project lies outside the five-minute response zone goal of the Meridian Fire Department. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. Staff finds that this development itself will not require major expenditures for' providing supporting services. However, compounded with the other projects on the south side of the freeway that have recently been approved by the City, basic life support service in this area is not optimal at this time. Staff recommends that the 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. Other than the Fire Department's concerns with serviceability, staff is not aware of any health, safety or environmental problems associated with this subdivision that should be brought to the Council or Commission's attention. Staffhas not identified any environmental problems that may be associated with the development of this site. ACRD considers road safety issues in their analysis, and ACRD staffhas recommended, with conditions, approval ofthe subject subdivision. Staff recommends that the Commission and Council reference any public testimorry that maybe presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. PFP-04003!CUP•04-007 Rivefiimh Courtyard Condomiaiums.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: April 1, 2004 Page 6 SPECIAL CONSIDERATIONS fPRELIlbIINARY/FINAL PLATT A. Access and Pazkin~ As part of the subject application, the applicant is proposing to remove some existing curbing on the west property line to connect the drive aisles on the pazcel to the west (Lot 1, Block 1, Gala Pazk Subdivision) with the subject drive aisles. Staff is supportive of this proposal. The applicant is also proposing to construct a new driveway off Gala Street, to the south. ACRD staff has reviewed and approved the access points. The proposed on-site and existing off-site drive aisles and pazking all tie into each other. Therefore, the applicant should be required to gain approval from the property owner ofthe pazcel to the west to utilize their driveway as access to Celebration Avenue, and provide cross-access to the property owner to the west to utilize the new drive aisles as access to Gala Street. Further, a cross parking/cross access agreement for all ofthe new units within the subdivision to utilize the driveways and pazking shall be provided. Maintenance ofthe drive aisles and parking areas should be provided for in a note on the face ofthe final plat, AND/OR in a document such as CCR's. See Site Specific Condition #2 below. The proposed building is approximately 12,010square-feet. Ofthis total square-footage, approximately 10,000 square-feet will be for examination rooms, treating rooms, waiting rooms, and office space. MCC 11-13-S.B.2 requires 1 pazking stall for every 200 square feet of gross floor azea for the above-listed uses, excluding hallways, storage, bathrooms, etc. In accordance with the parking requirements ofthe City, the applicant is proposing 52 new pazking stalls for the development; 50 stalls are required by ordinance. All pazking stalls and drive aisles should be constructed in accordance with Meridian City Code, as proposed. See Site Specific Condition #3 below. B. Landsca ep Plan: The submitted landscape plan, prepazed by ZGA Architects and Planners, and dated 11- 14-03 is approved as submitted, with the following changes: Street Buffers: Meridian City Code 12-13-10-4 requires a 25-foot wide landscape buffer along arterial streets, and a 10.foot wide landscape buffer along local streets. The required landscape buffer along Overland Road, an arterial roadway, currently exists abutting the site. In accordance with Meridian City Code, the applicant should provide a 10-foot wide landscape buffer along Gala Street, as proposed. Said landscape buffer shall be delineated on the final plat. Said landscape buffer shall not preclude the construction of hazd-surface driveways. Landscaping shall be in accordance with MCC 12-13-10 (see Prohibited Materials below). Prohibited Materials: Meridian City Code 12-13-7-2 prohibits conifers from being planted in street buffers for non-residential subdivisions. The applicant is proposing to plant a Vanderwolfpine (a conifer) in the street buffer for Gala Street. A tree approved for planting within street buffers shall be installed along Gala Street where the conifer is shown (see Tree Selection Guide for Streets and Larrdscapes 7laroughout Idaho). See Site Specific Condition #4 below. NOTE: Before the current Landscape Ordinance was adopted by the City, there were some conifers/pines constructed within the landscape buffers on Overland Road, Gala Street, and/or Celebration Avenue. Minimum Plant Size: MCC 12-13-7-3 requires all shade trees (deciduous) and ornamental trees to have a minimum 2-inch caliper at planting; all evergreen trees should have a minimum 6-7 foot height; and all wood shrubs (not grasses) to be from a minimum two-gallon pot. There aze several shrubs on the PFP-04-003/CUP-04007 Riverbuch Courtyard Condominiume.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: April 1, 2004 Page 7 submitted landscape plan that have a minimum one-gallon pot. In accordance with MCC 12-13-7-3, all woody shrubs shadd be from a minimum Iwo-galdon pot. Land-Use Buffers: Meridian City Code 12-13-12-4 requires landscape buffers between the different classifications of land uses. For instance, a 20-foot wide landscape, buffer between an office use and a single-family home is required. 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. A land use buffer is not required for uses with similar intensities, for instance a professional office next to a medical clinic. There is a pediatrics office, a similar use, west of the site; a landscape buffer is not required. The land use intensity classifications table does not include Ada County zones (MCC 12-13-12-4). The property directly to the east of the site is currently zoned RUT in Ada County and designated as Mixed Use -Regional on the City's Comprehensive Plan Future Land Use Map. The applicant is proposing a 20-foot landscape buffer/building setback along the east property line. Staff anticipates that the future development of the currently vacant parcel to the east will either be a similar (office) use, or will be a more intense (commercial) use, and therefore a buffer will be requu•ed by the more intense use. Further, 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. The applicant is proposing a 20-foot wide landscape buffer between the proposed building and pazking area. However, along the east property line is an existing Nampa-Meridian Irrigation District easement. This existing irrigation easement prevents trees from being planted within the buffer/setback to the east. Therefore, the applicant should be required fo plant low-lying shrubs, not trees, within the proposed 20.foot wide landscape buffer/building setback along the east property line. See Site Specific Condition #4 below. Existing 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). C. Covenants. Codes. and Restrictions: Idaho Code 55-1507 requires condominium developments to record by-laws, which set forth the restriction, requirements, and maintenance of the common elements and individual units. Staff recommends that for maintenance and operation purposes of the common azeas (landscape, drive aisles, parking, etc.) as well as the individual units themselves, the applicant record by- laws/CCR's for this development. See Site Specific Condition #S below. D. Presswe Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a yeaz-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 sowce. If a surface or well sowce 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 9-1-28. See Site Specific Condition #6 below. PFP-04-003/CUP-04007 Riverbirch Courtyard Condominiums.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: April 1, 2004 Page 8 E. Ditches. Laterals, and Canals: All irrigation ditches, laterals or canals, exclusive of natural 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 #7 below. STYE SPECIFIC CONDITIONS fP)FLF.I_Tt-~iNARY/FINAL PLATT 1. Applicant shall meet all of the requirements of the concurrent application (CUP-04-007) as a condition of the subject Prefiminary/Final Plat (PFP-04-003). 2. Provide documentation to the Planning & Zoning Department, that the property owner to the west (Lot 1, Block 1, Gala Park Subdivision) has granted access for this site to utilize that property for access to Celebration Avenue. Provide a note on the plat granting cross-access to the lot to the west (Lot 1, Block 1, Gala Park Subdivision), to utilize this lot for access to Gala Street. Provide a note on the plat granting cross-access to all ofthe proposed units to utilize the drive aisles and parking areas. Maintenance of all drive aisles and parking areas 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 documerrts prior to the City Engineer's signature of the final plat. 3. All drive aisles shall be constructed a minimum of 25-feet wide, with gravel and asphaltic concrete paving as outlined in Meridian City Code 12-4-14. All parking shall be constructed in accordance with Meridian City Code 11-13-1. 4. The submitted landscape plan, prepared by ZGA Architects and Planners, and dated 11-14-03 is approved as submitted, with the following changes: • Provide a 10-foot wide landscape buffer along Gala Street. Said landscape buffer shall be delineated on the face ofthe final plat. Landscaping along Gala Street shall be in accordance withMCC 12-13- 10. • A tree approved for planting within street buffers shall be installed along Gala Street where the conifer (Vanderwolf pine) is shown. • All woody shrubs shall be from a minimum two-gallon pot. • Plant low-lying shrubs, not trees, within the proposed 20-foot wide landscape buffer/buikling setback along the east property line. • 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). A revised landscape plan, shall be submitted for review and approval with the submittal of the Certificate of Zoning Compliance (CZC) application. The plan must include sizes and species of trees, shrubs, berming/swale details, and all proposed ground cover/treatment. PFP-04003/CUP-04007 Riverbirch CouAyard Condominiums.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: April 1, 2004 Page 9 5. Maintenance of all common areas, including but not limited to: drive aisles, parking areas, landscaping, etc., shall be the responsibility of the ]tiverbirch Courtyard Condominium Association. Maintenance, repair and replacement of the common elements and payments therefor, including the method of approving payment vouchers shall be included in the condominium by-laws/CCR's. Said by-lawsJCCR's shall include all of the elements required by Idaho Code and shall be recorded prior to, or concurrent with, the plat declaration. 6. 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. 7. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the azea 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 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. 8. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking azeas. Storm water 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 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. 9. Add/Amend the following notes to read: • Add a note stating that building setbacks shall be in accordance with Title 11 and Title 12 of Meridian City Code unless otherwise modified by Conditional Use Permit approval. • Add a note that reads: Direct lot access to Overland Road is prohibited unless approved by ACHD and the City of Meridian. 10. 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. 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 construction of the public utilites and one year thereafter to complete construction of those public facilities (MCC 12-2-4). STANDARD PLAT CONDITIONS: PFP-04-003/CUP-04-007 Rivabuch Courtyard Condominiuma.PFP.CUP,doc Planning & Zoning Commission/Mayor & City Council Hearing Date: April 1, 2004 Page 10 1. Prior to signature of the final plat(s) by the City Engineer, a letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc. that has not been completed. 2. Streetlights maybe 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 comractor shall obtain design and permit from the Public Works Department prior commencing installations. 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 azeas 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. 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. Staff s failure to cite specific ordinance provisions or terms of the approved annexation/conditionalusc does not relieve the Applicant of responsibility for compliance. STANDARDS FOR CONDITIONAL USES The Commission and Council shag 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 bearing(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 use. The proposed setbacks are in accordance with the City established mi,,;mums for the L-O zone. The applicant is proposing to provide adequate landscaping along the perimeter, adjacent to the streets, and within the parking areas. Staff finds that the site is lazge enough to accommodate the proposed uses and all yards, open spaces, pazking, rrr-oa~osrcur-on-ao~ x~~~,;nn ca~rtya.a c~,a~~.ree.cur.a~~ Planning & Zoning CommissionlMayor & City Council Hearing Date: April 1, 2004 Page 11 landscaping and other features required by ordinance. B. That the proposed uae 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 which designates the property as "Commercial". Stafffinds the development plan is, or can be made to be, in compliance with the requirements of the Zoning Ordinance and the adopted Comprehensive Plan, if the applicant complies with the Site Specific and General Conditions contained herein. (See Preliminary Plat Analysis "A" for detailed information regarding this finding.) C. That the design, construction, operation, and maintenance will be coropatible with other uses in the general neighborhood and with the existing or intended characterofthe general vicinity and that such use will not adversely change the essential character of the same area; Staff finds that the proposed medical/dental building will be compatible with other uses in the neighborhood and with the intended character of the general vicinity, which includes a mix of residential, commercial, office, and school uses. The Council and Commission should consider public testimony when determining if the proposed use will adversely change the essential character of the general vicinity. D. That the proposed uae, 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 upon public testimom+, staff's analysis, and other agency comments when det~~n~ng if the proposed uses will adversely affect the other properties in the vicinity. E. That the proposed use will be sewed adequately by essential public facilities and services such as highways, street, police, and fu•e 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 Overland Road 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. On March 12, 2004, a joint agency/department comments meeting was held with represematives of key service providers to this property. The Meridian Fire Department has concerns with PFP-04-003/C[JP-04-007 Riverbvch Cowlyard Condo~nvtiums.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: April 1, 2004 Page l2 serviceability of this site, as it is currently outside of their five-minute response zone. The Fire Department does not know when a new station will be constructed in this area, south of the freeway (all of the detailed conditions from the Fire Department and other agencies/departments are at the end of this report). 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. F. That the proposed use will not create eacessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; If approved, the developer will be required to finance the extension of sewer, water, utilities and pressurized irrigation to serve the project. The primary public costs to serve the site will be fire and police services. Stafffinds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community's economic welfare. G. That the proposed use will not involve activities or processes, materials, equipment,, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of eacessive production of traffic, noise, smoke, fumes, glare or odors; This development is estimated to generate 433 additional vehicle trips per day (0 existing) based on the Institute of Transportation Engineers Trip Generation Manual. The proposed medical use is consistent with the existing office use just to the west of 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. H. That the proposed use will have vehicular approaches to the property which shall be so designed as oot to create an interference with traffic on surrounding public streets; The applicant is proposing to construct a new driveway off Gala Street, located near the site's east property line. The applicant is proposing to connect the new pazking lot area with the existing parking lot area to the west which leads to Celebration Avenue. ACHD staff has reviewed and approved these vehicular approaches. There aze no vehicular approaches to Overland Road proposed with this application. Stafffinds that the proposed use and associated approaches will not create significant interference with any traffic on the surrounding public streets. L That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff is not aware of any natural, scenic or historic features in the general vicinity of this project. Staff finds that no site improvements associated with the Conditional Use Application should damage natural, scenic or historic features in the area. PFP-04-003/CUP-04007 Rivefiirch Courtyard Condominiums.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: April 1, 2004 Page 13 SPECIAL CONSIDERATIONS (CUPI A. Building Setbacks: The proposed site plan proposes building setbacks in accordance with Meridian City Code for the L-O zone. B. Miscellaneous: Fire Hydrant Relocation: The applicant is proposing to relocate an existing hydrant, located near the southeast comer of the site. The applicant should coordinate this relocation with the Meridian Fire and Public Works Departments. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. See Site Specific Condition #2 below. Trash: MCC requves all trash and/or garbage collection areas for commercial, industrial, and multi-family residential 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 stmcture. The applicant is proposing to share the existing trash enclosure, located off-site, with the pediatrics office to the west. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submitted stamped (approved) plans with your Certificate of Zoning Compliance (CZC) application(s). See Site Specific Condition #3 below. i htin :The Meridian Police Department has raised some concerns over the proposed HVAC area (see comments at the end of this report). As designed, the HVAC on the west side of the site creates a hiding place and does not offer natural surveillance opportunities. in order to increase visibility, a motion light should be installed along the west side ofthe building, above the HVAC unit. See Site Specific Condition #4 below Sisnaee: All signage shall be in accordance with the standards set forth in Section 11-14 of the City Zoning and Developmern Ordinance. All signage is subject to design review and shall require separate permits. See Site Specific Conditions #5 below. CITE SPECIPTC CONDTI'IONS (CONDITIONAL USEI 1. All conditions of the concurrent Preliminary/Final Plat application (PFP-04-003) shall also be considered conditions of the subject Conditional Use Permit (CUP-04-003). 2. The minimum building setbacks for this development shall be according to the City minimums for the L-O zone. Construction materials used on the structure shall be approved by City of Meridian Building Department and in accordance with the most recent Uniform Building Code. 3. 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. 4. Install a motion light on the west side of the building, above the proposed HVAC unit. PFP-04003lCUP-04.007 Rive[bitcli ConM1yard Condominiums.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: April 1, 2004 Page 14 5. No signs are approved with this CZC. All signs will require a separate sign permit in compliance with the sign ordinance (MCC 11-14). 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 areas of circulation should be paved, striped, and meet the minimum dimensional requirements of Meridian City Code. All landscape areas adjacent to driveways, parking lots, or other vehicle use azeas, must be protected by curbing, wheel stops, or other approved protective devices. Curbing may be cut to allow for storm water runoff. GENERAL CONDITIONS 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 orno 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 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 Departmern 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 receiving stream provides written authorization prior to developmern plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 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). 6. A building permit shall be obtained prior to the start of constmclion. 7. 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). Abid must accompany any request for temporary occupancy. Any temporary occupancy will not exceed 60 days to complete the required improvements. PFP•04-003/CUP-04-007 Rivacbrtch Courtyard Condominiums.PFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: April 1, 2004 Page 15 8. 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. 9. As part of a Conditional Use Permit, the City ofMeridian may impose additional restrictions/conditions. Other A¢encv/Deoartment Comments & Conditions SANITARY SERVICES COMPANY (SSC) 1. Please contact Bill Gregory at SSC (888-3999) for detailed review ofyour proposal and submitted stamped (approved) plans with your Certificate of Zoning Compliance (CZC) application(s). It is anticipated that a 3- yazd dumpster, with pick-up on multiple days will be needed. MERIDL4N PARKS DEPARTMENT 1. The Parks Department has no concerns with the site design as submitted with the application. MERIDIAN POLICE DEPARTMENT 1. The proposed HVAC area does not offer natural surveillance opportunities. In order to increase visibility, a motion light shall be installed along the west side of the building, above the HVAC unit. MERIDIAN FIRE DEPARTMENT 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'/z" 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 hydrams shall have the curb paimed 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. All entrance and imernal roads shall have a turning radius of 28' inside and 48' outside. 3. Provide a 20' wide Fire Lane for all internal & external roadways. 4. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping. 5. Commercial and office occupancies will require afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed an average of 300' apart. 6. The proposed office will have an unknown transiem population and will have an unlrnown impact on Meridian Fire Department cab volumes. The Meridian Fire Department has experienced 2397 responses in the year 2003. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. PFP-04-003/C[1P-04007 Riverbirch Courtyard CondominiumaPFP.CUP.doc Planning & Zoning Commission/Mayor & City Council Hearing Date: April 1, 2004 Page 16 7. The proposed project Ges outside the flue-minute response zone goal. Achievement of this goal is subject to budgetary constrains and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staffthe facilities. 8. All processes & storage practices shall be required to comply with the International Fire Code. RECOMMENDATION Staff recommends approval of the submitted PreGminary/P5na1 Plat (PFP-04003), and Conditional Use Plermit (CUP-04007) applications, with the conditions listed herein. PFP-04-003/CUP•04007 Riverbrtch Courtyard Condomhuums.PFP.CUP.doc nar Z9 04 11:48a Guho Corp. [2081 939-8928 NM E1~ITERPRIES L.L.C. 3f)1 4V. State Street, Suite G • l;agle, Ida,Iiaa9~61G • ('LOS) 9:39-8860 Pax (208) 938-8850 MAR 2 S ;'+.kk; March 29, 2004 Crty of Meridian Office of City Clerk 33 E_ Idaho Avenue Meridian, Idaho 83642 Fax: 888-4218 Ref: Staff Report -Riverbirch Courtyard Condominiums File No.: PFP-04-003 CUP-04-007 City OF 11leri, :` .;.,, City t;lark. (-dice Applicant, NM Enterprises, LLC, acknowledges receipt of Staff Report for Riverbirch Courtyard Condominiums and agree to comply with slated special considerations, site specific conditions, standard plat conditions, standards for conditional uses, special considerations for (CUP), site specific conditions (Conditional Use), general conditions and other agency department comments and conditions. Sinc ely, C~ ~r . Mark N. Guho p 1 MRR 29 '04 12 03 206 939 8928 PRGE.01 NM ENTERPRISES, L.L.C 391 W. State Street, Suite G ~ Eagle, Idaho 83616 (208) 989-8850 Fax (208) 938-8850 ~~~J ~ ~-~ ~ _ Y~~ CITY OF [UfERIDIAN ~'IT'~ ~' G~!t (1r=~1('F March 22, 2004 William G. Berg, Jr Meridian City Clerk Meridian City Hall 33 East Idaho Avenue Meridian, Idaho 83842 Reference: Riverbirch Courtyard Condominiums Following are two photographs of the "Notice of Public Hearing" signs posted for the above- mentioned project. Signs were posted on March 18, 2004 at 7:30 am. One sign faces Overland Ro and the other sign faces Gala Street. Notary Statement is also attached. n rely, ~~ Mark N. Guho NOTARY ACKNOWLEGEMENT State of Idaho County of Ada On this 22nd day of March 2004, before me, the undersigned, a Notary Public in and for said State, personally appeared Mark N. Guho, known to me or proved to me on the basis of satisfactory evidence to be the persons. whose names are subscribed to the foregoing instrument, and acknowledged to me that they executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal, the day and year in this certificate first above written. Notary Public: ~ Y ~P.f..i Residence: Eagle, Idaho My Commission Expires:. ~•~. m~ pUBLiC ••••9~~ OF I b P~O',,`~ ;:,3 a~ RECEI~EE MAR 14 X004 City of Meridian City Clerk Ipftice `~a.~t,~ ~e `~ ~~rrt~;,ecatsa~2 ~ia.~'uct 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 William G. Berg Jr., City Clerk City of Met'idian ~x,~3~t~~.2cve. - - - - M~ndis ~ :83&42 RE: PFP 04-003 IZiverbirch Courtyard Condominiums Dear Will: Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 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. All municipal surface drainage must be retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. 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. If the developer wishes to have Nampa & Meridian Irrigation District own, operate and maintain the pressure urban irrigation system, the district must first review and approve the plans based on the District's specifications. A Pressure Urban Irrigation System Contract must be entered into, with the District, prior to our operating the system. Thank you, BtI1tH~e on, A ter Superintendent Nampa & Meridian Irrigation District BH/dbg C: Water Superintendent Treasure Valley Eng. Inc. ; Bill Child Rider 4 File -.Office/Shop - APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 9 March, 2004 MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Shaun Wardle William L. M. Nary Charles M. Rountree Keith Bird x~ , .K~.# ~ CITY OF 1~'~k~_ ~~Iri~icn~__ 11 , IDAHO LEGAL DEPARTMENT (208) 466-9272 • FAX 466-4405 PARKS & RECREATION (208) 886-3579 • Fax 898-SSOI PUBLIC WORKS (208) 898-5500 • Fax 887.1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-L97 PLANNING & ZONING r~nai uvn «„ _.. _-- -- TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: March 2; Transmittal Date: March 1, 2004 File No.: PFP 04-003 Request: Preliminary Final Plat zone for Riverbirch C. Br. N.M. Enterprises Location of Property or Project: s< David Zaremba, P/Z (No VAR, vqc, FPJ 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 Shaun Wardle, C/C Water Department Sewer Department Sanitary Service (No VAR, VAC, FPJ Building Department Fire Department Police Department City Attorney City ngineer ]ty Planner Parks Department 2004 rteanng Date: April 1, 2004 of on 1.24 acres in a and east of Celebration Ave. Meridian School District (No FP) Meridian Post Office (FP/PPonty) Ada County Highway Distrtct Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FPiPP Only) LI.S. WBSt (FP/PPon1yJ Intermountain Gas (FP/PP ~~ty) Bureau of Reclamation (FPiPP only) Idaho Transportation Department (No FP) Ada COUnty (Annexatlon oMy) Ada County Land Records (FP/PP Dory) Meridian Development Corporation Historical Preservation Commission ,,._~__. R~~ ~~~ t t zou~ City Of Meridian ~: City Clerk Office 33 EAST IDAHO AVENUE • MERIDIAN IDAHO 83642 • (208) 888.4433 ~ City Clerk Office Fax (208) 88g_g218 • Human Resources Fax (208) ggq_g723 Finance & Utility Billine Fax i~na> as, ~o„ ~ CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT ~• DISTRICT HEALTH Environmental Health Divisi~CEIVED DEPARTMENT Rezone # Prelim MAR - 9 2004 Use # a Final /Short Plat Return to: ^ Boise ^ Eagle Ofarden City Meridian - ^ Kuna - ^ ACZ - ^ Star ^ 1. We have No Objections to this Proposal. ^ 2. We recommend Denial of this Proposal. ^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ^ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ^ high seasonal ground water ^ waste flow characteristics ^ or bedrock from original grade ^ other ^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. `~8. After writte approval from appropriate entities are submitted, we can approve this proposal for: central sewage ^ community sewage system ^ community water well ^ interim sewage central water ^ individual sewage ^ individual water ~9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division o~nvironmental Quality: central sewage ^ community sewage system ^ community water ^ sewage dry lines central water ~10. Run-off is not to create a mosquito breeding problem. ^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ^ 13. We will require plans be submitted for a plan review for any: ^ food establishment ^ swimming pools or spas ^ child care center ^ heverage establishment ^ grocery store `4Q 14. Y^~15. Please see attached stormwater management recommendatations Date: 1 I O Reviewed By ~p„o~o,~ Review Sheet MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Shaun Wardle William L. M. Nary Charles M. Rountree Keith Bird ^} <,,.b i ~ IDAHO 1' ~ /% rev ER ~ TREiIStIRE Vn~~ SINLF 1993 LEGAL DEPARTMENT (208) q66-9272 • FAX 466-4405 PARKS $ RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-(297 PLANNWG & ZONING i~no. ,___, ,,,,~ ,,,, - rax a58-GSi4 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: March 2: Transmittal Date: March 1, 200 File No.: PFP 04-003 Request: Preliminar.. r:..~t e,_. __ zone for Riverb Bv: N.M. E= Location of Property or Project: 2004 Hearing Date: April 1, 2004 of 7 south of East ~_ David Zaremba, P/Z (NO VAR, VAC, FPJ David Moe, P!Z (No VAR, VAC, FPJ Leslie Mathes, P/Z (No VAR, VAC, FPJ Michael Rohm, P2 (No VAR, VAC, FPJ Keith BofUp, P/Z (No VAR, VAC, FPJ Tammy de Weerd, Mayor Bill Nary, C/C Charlie Rountree, C/C __ Keith Bird, C/C Shaun Wardle, C/C dater Department a~// Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department __ City Attorney City Engineer City Planner Parks Departm t. / {~nr~_ CIT`>! ~~~t~'PYDIAN WASTE rdngER, DEPT. RF~~~~ h9~~; 0 5 200# C:i ty O f i~leridial> 33 EAST IDAH (:ity !~-laa~k OfficE °•-•••+~+nnn~um prat on 1.24 acres in a L-O iominiums overland Rd. and east of Celebration Ave. Meridian School District (No FPJ Meridian Post Office (FP/PP OMy) Ada County Highway District Ada County Development Services ~_Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FP/PP OMy) U.S. West (FP/PP only) Intermo in Gas (FP/PPOMy) Bure Reclamation (FP/PP oMy) ~_Id ra sportation Department (No FPJ y (Annexation oMy) da Land Records (FpiPP onry) ~Me a lopment Corporation .,~~" on reservation Commission City Clerk Ot'fice Fax (208) ggg~218 O AVENUE • MERIDIAN, IDAHO 83(42 • Human Resources Fax (2pg) ggq.-8723 X208) 888-4433 • Finance & Utility Billine Fax r~nu~