Southwoods Subdivision CUPRECENED
MAY 2 g 2004
City Of Meridian
City Clerk Office
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name: Southwoods Subdivision
Case No(s).: RZ-04-004 / PP-04-007 /CUP-04-008
Applicant: Calderwood, LLC.
P&Z Commission Hearing Date: Apri129, 2004
Recommendation: Approve with conditions.
Summary of Public Hearing:
• The applicant's representatives, Doug Clegg, Rob Perez, and Scott Stewart testified in
favor of the application.
• Eight members of the public testified in opposition to the project.
• Key issues of discussion included:
Traffic which will be generated by the development and impact on
surrounding neighborhoods.
The potential for additional R-15 development along Meridian Road if
Southwoods Subdivision is approved.
The potential for Southwoods Subdivision to negatively impact
property values for Meridian Greens residents.
Key Commission Additions/Modifications to Staff Recommendation:
• None
Outstanding Issues for City Council:
• The applicant has applied for L-O zoning in an area designated as Medium Density
Residential on the Comprehensive Plan. When the applicant originally submitted
their applications for Southwoods Subdivision the Comprehensive Plan Amendment
application for the Land Use Consistency had not yet gone to public hearing and it
was assumed that the Land Use Consistency Matrix would be approved by Council.
In spite of the withdrawal of the Consistency Matrix, staff supports the proposed
rezone to L-O in this location. Analysis regarding the proposed L-O zoning can be
found in the attached memo from staff dated 4/29/04.
• The applicant has revised their site plan and modified the parking area for the
Alzheimer's Center to minimize impacts on adjoining neighbors.
The revised site plan depicts a 6' regional pathway. The applicant has agreed to
revise the pathway to conform to the dimensional standards for regional pathways
(10' width.) The applicant has requested to landscape and maintain the areas beside
the pathway rather than put in gravel; Meridian's Parks Director has agreed to this
request.
There are portions of the required landscape buffer on the eastern and southern sides
of the subject property which do not meet the 20' required landscape buffer width
between differing land uses due to site constraints. The applicant has proposed
additional landscaping as compensation in these areas which are only 15' in width.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. CUP-04-008
REQUEST FOR CONDITIONAL )
USE PERMIT FOR A PLANNED ) RECOMMENDATION TO CITY
DEVELOPMENT IN A R-15 AND L- ) COUNCIL
O ZONE )
CALDERWOOD COMMUNITY,
LLC,
Applicant
The property is located at the southeast intersection of Meridian Road and Calderwood
Drive, Meridian.
2. The owner of record of the subject property is Calderwood, LLC.
3. Applicant is Calderwood Community, LLC.
4. The subject property is currently zoned R-4. The zoning districts of R-15 and L-O are
defined within the City of Meridian Zoning and Development Ordinance, Section 11-7-2.
5. The Applicant requests the Conditional Use Permit for Planned Development in R-15 and
L-O zones. The R-15 and L-O zoning designations within 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 in compliance 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 neighbors in the
adjoining Meridian Greens Subdivision
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT Southwoods
Subdivision CUP-04-008 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. Delete Special Consideration comment #1.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows:
1. The building and site improvements shall be constructed per the approved plans with all
modifications required by this report.
2. All conditions of the accompanying Preliminary Plat application shall also be considered
conditions of the CUP.
3. This conditional use permit shall be subject to the expiration provisions set forth in
MCC 11-17-4.B.
4. All pazking stalls shall meet the requirements of Ordinance 11-13. All drive aisles
adjacent to parking shall be at least 25 feet wide.
5. Applicant must receive written approval from Meridian's Police Chief on the site plan
for the Alzheimer's center. The plan will include fencing for the Alzheimer's center
per the recommendation of the Police Chief.
6. All parking and drive aisles shall be paved for all uses, in compliance with the submitted
plans. Handicap parking spaces shall be signed and striped in compliance with Federal
accessibility guidelines.
7. All exterior lighting, whether attached to the building or located within the pazking lot,
shall be down-shielded or otherwise altered so that the light does not spill over onto
adjacent properties or right-of--way. All parking lot lighting shall be in accordance with
Ordinance 11-13-4C.
8. All signage shall be in accordance with the standards set forth in this report and Section
11-14 of the City Zoning and Development Ordinance. All signage shall require
separate sign permit(s).
9. All construction and site improvements shall conform to the requirements of the
Americans with Disabilities Act and the adopted building and fire codes.
10. A drainage plan designed by a State of Idaho licensed architect or engineer is required
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Subdivision CUP-04-008 Page 2
and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street
parking areas. 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 authorizafion 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.
11. Certificate of Occupancy: 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.
12. Revised Plans: Staff recommends that the plans be modified in compliance with this
report and any additional conditions from the Commission and that the applicant submit
10 copies of all revised plans at least 10 days prior to the next hearing on this
application.
C. Adopt the Recommendations of the Meridian Fire Department as follows:
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. Final Approval of the fire hydrant locations 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 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 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 around.
3. All entrance and internal roads shall have a turning radius of 28' inside and
48' outside radius.
4. Provide a 20' wide Fire Lane for all internal & external roadways.
5. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
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6. The roadways shall be built to Ada County Highway Standards and shall have a clear
driving surface, available at all times, which is 20' wide. Streets with less than a 29'
street width shall have no parking. Streets with less than 33' shall have parking only on
one side.
7. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature
landscaping.
8. Commercial and office occupancies will require a fire-flow consistent with the
International Fire Code to service the proposed project. Fire hydrants shall be placed an
average of 300' apart.
9. The 14 commercial lots lot will have an unknown transient population and will have an
unknown impact on Meridian Fire Department call 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.
10. The proposed project lies outside the five-minute response zone goal. 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.
11. Maintain a separation of 5' from the building to the dumpster enclosure.
12. Provide a Knoxbox entry system for the complex (Comment refers to both the L-O
development and the assisted living center.)
13. Coordinate with Meridian's Fire Department on where to paint the curb red and provide
signage "No Parking Fire Lane".
14. All portions of the buildings located on this project must be within 150' of a paved surface.
15. Provide exterior egress lighting as required by the Intemational Building & Fire Codes.
D. Adopt the recommendations of Nampa Meridian Irrigation District as follows:
1. Applicant shall apply for a land use change application prior to final platting.
2. The District's Ten Mile Drain course through this proposed project. This easement must
be protected and any encroachment without a signed License Agreement and approved
plan, before any construction is started, is unacceptable.
E. Adopt the Recommendations of the Ada County Highway District as follows:
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Subdivision CUP-04-008 Page 4
Construct Calderwood Drive as one half of a 36-foot street section with vertical curb,
gutter and 5-foot concrete sidewalks within 50-feet ofright-of--way.
2. Construct a local commercial roadway that intersects Calderwood Drive approximately
340-feet east of State Highway 69, as proposed.
Construct the local commercial roadway as a 40-foot street section as a 40-foot street
section with vertical curb, gutter and 5-foot concrete sidewalks within 54-feet of right-of-
way, as proposed.
4. Construct the commercial roadway to stub to the south property line approximately 350-
feet east of State Highway 69, as proposed. Rather than constructing a temporazy
turnaround at the terminus of the roadway, grant the District a temporazy easement within
the driveway that accesses the proposed commercial street. Submit a description of the
easement to the ACHD Plan Review Division for review and final approval. Install a
sign at the ternunus of the stub street stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE".
5. Construct a 20-foot wide curb return type driveway that intersects Calderwood Drive
approximately 210-feet east of State Highway 69 and 105-feet west of the proposed
commercial street, as proposed. Construct the driveway with a 15-foot curb radius
(minimum).
6. Construct a 30-foot wide curb return type driveway that intersects Calderwood Drive
approximately 235-feet east of the proposed commercial street, as proposed. Construct
the driveway with a 15-foot curb radius (minimum).
7. Construct a 25-foot wide curb return type driveway that intersects the proposed
commercial street approximately 250-feet south of Calderwood Drive, as proposed.
Construct the driveway with a 15-foot curb radius (minimum).
8. Comply with requirements of ITD for State Highway 69 frontage. Submit to the District
a letter from ITD regarding said requirements prior to District approval of the final plat or
issuance of a building permit (or other required permits), whichever occurs first. Contact
District III Traffic Engineer Dan Coonce at 334-8340.
9. Other than the access points that have specifically been approved with this application,
direct lot access to Calderwood Drive is prohibited. Notes of the access restrictions shall
be noted on the final plat.
10. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of--way.
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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 maybe damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved
in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with
file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements, Construction
Services procedures and all applicable ACHD Ordinances unless specifically waived
herein. An engineer registered in the State of Idaho shall prepare and certify all
improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building
permit (or other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for
occupancy.
8. Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #198, also known as Ada County Highway District Road
Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-
way. The applicant at no cost to ACHD shall repair existing utilities damaged by the
applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least
two full business days prior to breaking ground within ACHD right-of--way. The
applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD
conduits (spare or filled) are compromised during any phase of construction.
10. No change in the terms and condifions 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
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the planned use of the subject property unless awaiver/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.
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