HomeMy WebLinkAboutRock Creek PPI~,ECEIVEI.)
MAY 2 7 2004
City Of Meridian
City Clerk Office
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STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Case No(s).:
Applicant:
Rock Creek Subdivision
RZ-04- PP-04-045, CUP-04-069
Leavitt & Associates
P&Z Commission Hearing Date: Apri129, 2004
Recommendation: Approve with conditions (all ayes)
Summary of Public Hearing:
• The applicant's representative, Rod Ralphs, testified in favor of the application. He
clarified the proposed private open space areas and other structural features.
• The applicant's engineer, Nathan Cleaver, testified about the proposed setback
reductions and how the patio/balconies are to be constructed, etc.
• No members of the public testified on the applications.
• Key issues of discussion and questioning by Commission included:
• Secondary and emergency access points
• Common area open space and amenities
• Private open space amount and configuration
• Internal traffic flow and the existing traffic in the area
Key Commission Additions/Modifications to Staff Recommendation:
• None
Outstanding Issues for City Council:
• As required, a revised legal description that covers only the residential portion of the
development was submitted on 5-24-04 (two days late). The Public Works
Department is still reviewing the legal for closure. If the City Council closes the
Rezone public hearing at the 6-1-04 hearing, the revised legal description, dated 5-21-
04 by Kenneth H. Cook, should bereferenced -not the legal submitted with the
application.
• Staff believes there may still be some confusion about the minimum reaz setback
allowance on the perimeter lots. The Planned Development ordinance does not allow
reductions to rear setbacks on the perimeter of a subdivision. The P&Z Commission
recommendation as written requires the minimum 15-foot setback. However, during
the hearing, the applicant testified they are still seeking a 12-foot reaz setback. It
should be clarified at the City Council hearine that the pronosed building
design/envelopetyill function with the 15-foot reaz setback because code does not
allow this setback to be reduced -even as part of a PD application.
Condition #1 under the Police Deparhnent's section required the applicant to meet
with the Police Chief and/or Planning Staff to discuss features that increase visibility
on the public open space areas. Staff is not aware if a meeting has been held or
remains necessary with the Chief since the P&Z Commission required windows to be
constructed that view the wmmon lots. However, this should be addressed with the
Chief and applicant at the City Council hearine.
Condition #3 of the CUP/PD required the applicant to provide two items before the
City Council hearing - neither of which has yet been submitted (at least to P&Z
Deparhnent's knowledge):
1. a schematic showing how the common/amenity lots will be constructed
2. floor plans of the fourplexes on Lots 8, 20 and 24 showing windows in either
the living room or kitchen aeeas within the units
The applicant should comply with these conditions and the City Council should
discuss these items and ensure all public safety issues are adequately addressed.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT APPROVAL OF 52 )
BUILDABLE LOTS AND 1 )
COMMON/OTHER LOTS ON 7.48 )
ACRES IN A PROPOSED R-15 )
ZONE FOR ROCK CREEK
SUBDIVISION
Case No. PP-04-005
RECOMMENDATION TO CITY
COUNCIL
TREASURE VALLEY
DEVELOPMENT,
Applicant
The property is approximately 7.48 acres in size and is located on the south side
of W. Pine Avenue, approximately 1,200 feet east of Linder Road, in Section 12,
Township 3 North, Range 1 West.
2. Fiscal Funding Company is the current property owner, who has provided
notarized consent for the subject application.
3. The Applicant is Treasure Valley Development.
4. The subject property is currently zoned L-O with a rezone application pending for
R-15. The zoning of L-O and R-15 are defined within the City of Meridian
Zoning and Development Ordinance Section 11-7-2.
5. The subject property is within the city limits of the City of Meridian.
6. The entire parcel is included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
The Applicant proposes to develop the subject property in the following manner:
A commercial and multi-family residential subdivision with fifty-two (52)
buildable lots and one (1) common/other lots.
8. The Nine Mile Drain is a significant feature that affects the consideration of this
application.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 52
BUILDABLE LOTS AND 1 COMMON/OTHER LOTS ON 7.48 ACRES IN A PROPOSED R-15 ZONE
FOR ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PP-04-005 -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 Preliminary Plat as
requested by the Applicant for the property described in the application, subject to the
following:
A. Adopt the Comments and Recommendations of the Meridian Planning & Zoning
and Engineering Departments as follows:
SITE SPECIFIC CONDITIONS (PRELIMINARY PLATT
1. All conditions of the Rock Creek Rezone (RZ-04-002) and CUP/PD
(CUP-04-006) applications shall also be considered conditions of the
Preliminary Plat (PP-04-005).
2. The modified development standards, including reduced front, side and
rear setbacks, are approved as requested. Side setbacks shall be a
minimum of 5 feet to the property line (minimum 10 feet between
permanent structures). Front setbacks shall be a minimum of 12 feet from
the back of sidewalk. Rear setbacks shall be a minimum of 12 feet for
interior lots and a minimum of 15 feet for perimeter lots.
3. Provide across-access easement for all of the residential lots within the
subdivision to utilize the drive aisles (Lot 1, Block 1) as access to the
public street system.
4. Provide a Fire Department and Planning & Zoning Department approved
secondary vehicular access to serve the lots south of the Nine Mile Drain
prior the issuance of the 12`h four-plex building permit within the
subdivision.
5. The preliminary landscape plan (Sheet L1.0, dated 1/15/04 by Sterling
Landscape) is approved with the following changes:
i. A license agreement from Nampa Meridian Irrigation District
for the proposed landscaping within the easement for the Nine
Mile Drain and Rutledge Lateral may be required. If a license
agreement for the proposed landscaping can not be obtained for
required trees, any required trees shall be planted elsewhere
within the subdivision.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 52
BUILDABLE LOTS AND 1 COMMON/OTHER LOTS ON 7.48 ACRES IN A PROPOSED R-15 ZONE
FOR ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PP-04-005 -Page 2
ii. MCC 12-13-12-3 requires the 20-foot buffer between the
commercial/office uses and the four-plexes on Lots 9 and 10,
Block 1 be planted with a mix of evergreen and deciduous
trees. Revise the landscape plan to include evergreen trees in
this buffer between land uses.
iii. Revise the plan to show an asphalt (not gravel) pathway on the
north side of the Nine Mile Drain.
iv. If the Capital Pear trees are fruit-bearing, the proposed trees in
the commercial parking lot must be exchanged for another type
of species.
v. Note #2.G. says all existing trees on the property are
undesirable species. The City Arborist shall confirm this prior
to submittal of detailed landscape plans with the final plat
application.
6. A 6-foot, non-combustible fence shall be constructed as near top-of--bank
as permitted by NMID on both the north and south sides of the Nine Mile
Drain. A detailed fencing plan shall be submitted upon application of the
final plat (MCC 12-4-10.F.3). If no permanent fencing is provided on the
perimeter of the subdivision, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a
building permit. All fencing shall be installed in accordance with MCC
12-4-10. If the existing barb wire fencing on the east property line is
located on the subject property, it must be removed prior to the issuance of
any building permits within the subdivision.
7. The Applicant shall not be required to cover/tile the Ninemile Drain
abutting the site. In accordance with Meridian City Code, the Applicant
should be required to the or cover any other imgation ditches, laterals or
canals that cross, intersect or lie adjacent to the subject site. Any ditch,
canal or lateral to be piped should be shown on plans, which shall be
approved by the appropriate irrigation drainage district, or lateral users
association, with written confirmation of said 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. Revise the plat to show a minimum 7-foot wide sidewalk adjacent to W.
Pine Ave. The sidewalk shall be constructed in accordance with ACHD
standards and policies.
9. Revise the plat title block to reflect Note #9 that this is a resubdivision of a
portion of Lot 3 of West Lawn Subdivision.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 52
BUILDABLE LOTS AND 1 COMMON/OTHER LOTS ON 7.48 ACRES IN A PROPOSED R-15 ZONE
FOR ROUNDTREE SUBDNISION, BY RENNISON ENGINEERING - PP-04-005 -Page 3
10. Revise the plat and landscape plan to show the 5-foot pathway on the
north side of the Ninemile Drain extending to the east property line.
11. Underground year-round pressurized irrigation must be provided to all lots
within this development. The City of Meridian requires that pressurized
irrigation systems be supplied by a year-round source of water. If the
pressurized irrigation system within this development is to remain a
private association system, complete plans and specifications shall be
reviewed by the Public Works Department as part of the development plan
review process. A draft copy of the pressurized irrigation system O&M
manual shall be submitted prior to plan approval. The applicant shall be
required to utilize any existing surface or well water for the primary
source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point
connection is utilized, the developer shall be responsible for the payment
of assessments for the common areas prior to signature on the final plat by
the City Engineer.
12. Staff finds that the applicants engineer has demonstrated that the project
can be provided sanitary sewer service to the existing mains adjacent to
the project site. The existing sewer mains in both W. Pine Ave and
adjacent to the Nine Mile Drain are quite shallow, however the applicants
engineer has demonstrated that minimum cover can be achieved via
placing fill in the lower areas of the project. The applicant will be
required to extend the main along the Nine Mile Drain to the east property
line. This main will be extended further east in the future to provide
gravity service to an area that is currently only serviceable via a lift
station.
Sewer and water service shall be via main line extension from the existing
mains adjacent to the subject site. The applicant shall be required to
extend sewer and water mains to and through the proposed development,
thereby making them available to adjacent properties. The subdivision
designer to coordinate main sizing and routing with the Public Works
Department. The applicant shall execute City of Meridian standazd forms
of easements, for any mains that are required to provide service.
13. 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 areas. Storm water treatment and disposal must be
designed in accordance with Department of Environmental Quality 1997
publication Catalog of Stonn Water Best Management Practices for Idaho
Cities and Counties and City of Meridian standazds 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
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 52
BUILDABLE LOTS AND 1 COMMON/OTHER LOTS ON 7.48 ACRES IN A PROPOSED R-15 ZONE
FOR ROUNDTREE SUBDNISION, BY RENNISON ENGINEERING - PP-04-005 -Page 4
development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources
regarding Shallow Injection Wells.
STANDARD CONDITIONS (PRELIMINARY PLATT
1. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
2. 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.
3. A detailed landscape plan, in compliance with the Landscape Ordinance,
and in accordance with the changes noted within this staff report, shall be
submitted for the subdivision with the final plat application.
4. All sidewalks shall be constructed in accordance with MCC 12-5-2.K.
Prior to signature of the final plat(s), all sidewalks shall be constructed or
a financial guarantee that said improvements will be completed shall be
provided (MCC 12-5-3).
5. Streetlights will be required at locations designated by the Public Works
Deparhnent. All streetlights shall be installed at the expense of the
Applicant. Typical locations are at street intersections and/or fire
hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works
Department prior commencing installations.
6. Please submit groundwater/soils monitoring data, as collected and
analyzed by a soils scientist, to the Public Works Department for review.
Any drainage azeas (detention/retention basins) must be designed to
ensure that water will percolate or discharge with a period of fime not to
exceed 24-hours for all storms up to and including a 100-yeaz storm
events. Side slopes within drainage areas shall not exceed 3:1. Any
portion of a drainage area not improved with sod/grass seed (or other
approved landscaping) shall not count towards the required open space
area. The project engineer should pay close attention to the results of field
studies determining the groundwater, soil type & and characteristics
during the design and construction phases. The engineer shall be required
to certify that the street centerline elevations aze set a minimum of 3-feet
above the highest established normal groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes is at least 1-
foot above groundwater.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 52
BUILDABLE LOTS AND 1 COMMON/OTHER LOTS ON 7.48 ACRES IN A PROPOSED R-15 ZONE
FOR ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PP-04-005 -Page 5
7. Developer shall coordinate mailbox locations with the Meridian Post
Office.
8. 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.
9. 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.
10. Maintenance of al] common azeas shall be the responsibility of the Rock
Creek Homeowners Association.
11. Staffls failure to cite specific ordinance provisions or terms of the
approved annexation/conditional use does not relieve the Applicant of
responsibility for compliance.
12. Preliminary plat approval shall be subject to the expiration provisions set
forth in MCC 12-2-4.
B. Adopt the Recommendations of ACHD as follows:
The applicant has two options regarding the sidewalk along Pine Avenue:
Option # 1: The applicant shall be required to construct a 7-foot attached
sidewalk abutting the site. The District shall require an easement from the
applicant for that portion of sidewalk outside of the existing right-of--way.
This is consistent with previous action regarding developments that have
roadway improvements existing. Please contact the Right-of--Way Division at
387-6270 for guidelines.
OR
Option # 2: The applicant shall be required to dedicate additional right-of-
way to provide for the construction of the 7-foot attached sidewalk and 2-foot
utility strip located within the new right-of--way. The owner/developer will not
be compensated for this additional right-of--way because collector roadways
are to be brought to adopted standards by the developers of abutting
properties.
2. Construct driveway # 1 as a curb return type driveway with 15-foot radii
intersecting Pine Avenue 16-feet east of the western property line as proposed.
This driveway is in alignment with North 11`s Street West located on the north
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 52
BUILDABLE LOTS AND 1 COMMON/OTHER LOTS ON 7.48 ACRES IN A PROPOSED R-15 ZONE
FOR ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PP-04-005 -Page 6
side of Pine Avenue. This driveway location meets District policy and shall be
approved with this development.
Pave the driveway to its full width of 25-feet as proposed, and at least 30-feet
into the site beyond the edge of pavement of the roadway and install 15-foot
curb radii abutting the existing roadway edge.
Driveway # 2 as a curb return type driveway with 15-foot radii offset 138-feet
east of driveway # 1, measured near edge to near edge as proposed. (110-feet
west of the eastern property line). This driveway is in alignment with the
driveway on the north side of Pine Avenue for 1118 West Pine Avenue. This
driveway location meets District policy and shall be approved with this
development.
Pave the driveway to its full width of 25-feet as proposed, and at least 30-feet
into the site beyond the edge of pavement of the roadway and install 15-foot
curb radii abutting the existing roadway edge.
4. The applicant shall replace unused curb cuts on Pine Avenue with standazd
curb, gutter and concrete sidewalk to match required improvements.
5. Other than the access point(s) specifically approved with this application,
direct lot or pazcel access to Pine Avenue is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final plat.
6. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of--way.
2. All utility relocation costs associated with improving street frontages abutting
the site shall be borne by the developer.
Replace any exisfing 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 Standazds and approved
supplements, Construction Services procedures and all applicable ACHD
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 52
BUILDABLE LOTS AND 1 COMMON/OTHER LOTS ON 7.48 ACRES IN A PROPOSED R-15 ZONE
FOR ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PP-04-005 -Page 7
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.
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 ACRD 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 ACRD Traffic
Operations 387-6190 in the event any ACHD conduits (spaze 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 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
confirmafion of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in
force at the time the applicant or its successors in interest advises the Highway
District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant
to the law in effect at the time the change in use is sought.
C. Adopt the Meridian Fire Department Recommendations as follows:
Acceptance of the water supply for fire pmtecfion will be by the Meridian Water
Deparhnent.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 %" outlet face the main street or parking lot
aisle.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 52
BUILDABLE LOTS AND 1 COMMON/OTHER LOTS ON 7.48 ACRES IN A PROPOSED R-15 ZONE
FOR ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PP-04-005 -Page 8
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'.
3. 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 tum azound.
4. All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside.
5. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation.
6. Operational fire hydrants and temporary or permanent street signs are required
before combustible constnrction begins.
7. The roadways shall be built to Ada County Highway Standazds 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.
8. Fire lanes and streets shall have a vertical clearance of 13'6". This includes
mature landscaping.
9. Commercial and office occupancies will require afire-flow consistent with the
Unifonn Fire Code to service the proposed project. Fire hydrants shall be placed
an average of 300' apart.
10. The proposed multi-family lot has an estimated 100 units with a total estimated
population of 267 residents at build out. The Meridian Fire Department has
experienced 2397 responses in the year 2004. According to a report completed by
Fire & Emergency Services Consulting Group our requests for service are projected
to reach 2800 in the yeaz 2005 and 3800 by the yeaz 2010.
D. Adopt the Recommendations 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.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 52
BUILDABLE LOTS AND 1 COMMON/OTHER LOTS ON 7.48 ACRES IN A PROPOSED R-15 ZONE
FOR ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PP-04-005 -Page 9
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, 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.
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.
E. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows:
1. Applicant shall apply for a land use change application prior to final platting.
2. All laterals and waste ways must be protected.
3. The District's 9-Mile Drain and Rutledge Lateral 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.
4. 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.
5. The Developer must comply with Idaho Code 31-3805.
6. NMID recommends that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
F. Adopt the recommendations of the Sanitary Services Company (SSC) as follows:
1. Approaches to the trash enclosures shall allow SSC trucks to access the enclosure
without a vehicle pazked in front of it.
2. Design the enclosures per the standard recommendations of SSC for access, gates,
floor/pad, container stops bumpers, and dimensions. Coordinate the design with
SSC. Approval of the trash enclosure design will be required prior to submittal of
a Conditional Use Permit and issuance of a Certificate of Zoning Compliance.
G. Adopt the recommendations of the Meridian Police Department as follows:
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 52
BUILDABLE LOTS AND 1 COMMON/OTHER LOTS ON 7.48 ACRES IN A PROPOSED R-15 ZONE
FOR ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PP-04-005 -Page 10
1. The proposed development and/or plat do not offer natural surveillance
opportunities of the public areas. Prior to the next public hearing, the applicant
shall meet with the Police Chief and/or Planning Staff to discuss features that
increase visibility, including but not limited to: doors and windows that look
out on the public areas, front porches, and adequate nighttime lighting. The
site plan and/or landscaping plan shall be revised in accord with those
discussions.
2. To increase emergency access to the site, the applicant shall provide a stub
driveway to the property to the west. Prior to the next public hearing, the
applicant shall submit a revised plat/site plan to reflect this requirement.
3. Prior to release of building permits, the applicant shall submit a parking plan
for all off-street pazking in the multi-family development to the Planning and
Zoning Deparhent. 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.
H. Adopt the recommendations of the Meridian Pazks Department as follows:
1. Pathway and Trail standards: The proposed pathway and/or trail shall meet
the standazds as set forth in the August 2003 Comprehensive Parks and
Recreation System Plan, pgs. 3-2 and 3-3, sections B & C.
2. Standazd for Mitigation of trees: The standard established in the City of
Meridian Landscape Ordinance will be followed.
3. Standard Plan for Protection of Existing Trees during Construction: The
standard established in the City of Meridian Landscape Ordinance will be
followed.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 52
BUILDABLE LOTS AND 1 COMMON/OTHER LOTS ON 7.48 ACRES IN A PROPOSED R-15 ZONE
FOR ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PP-04-005 -Page 11