HomeMy WebLinkAboutTroy Place Subdivision PFP-04-001
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
IN THE MATTER OF THE REQUEST )
FOR PRELIMINARYIFINAL PLAT FOR)
APPROVAL OF 3 BUILDABLE LOTS AND 1 )
COMMON/OTHER LOT ON 0.73 ACRES IN )
AN R-15 ZONE FOR TROY PLACE )
SUBDIVISION, LOCATED ON THE EAST)
SIDE OF EAST 2 Y, STREET, GENERALLY)
EAST OF MAIN STREET AND )
APPROXIMATELY 1,300-FEET SOUTH OF )
FAIRVIEW AVENUE,IN SECTION 7, )
TOWNSHIP 3 NORTH, RANGE 1 EAST, )
MERIDIAN, IDAHO )
)
)
)
)
)
)
PPN, LLC
APPLICANT.
CIC 05/11/04
CASE NO. PFP-04-001
FINDINGS OF FACT
AND
CONCLUSIONS OF LAW
AND ORDER OF
CONDITIONAL APPROVAL
OF PRELIMINARYIFINAL
PLAT
The above entitled matter coming on regularly for public hearing before the City Council
on May 11, 2004, and Anna Powell Planning Director, Shawn Nickel, and Tom Stephens,
appeared and testified at the hearing, and the City Council having received a report ITom Craig
Hood for the Planning and Zoning Department and Bruce Freckleton, Engineering Technician III,
and the City Council having received as part of the record of this matter the recommendation to
City Council ofthe Planning and Zoning Commission and the applicant having submitted the
Plat Drawing described as follows, "TROY PLACE SUBDIVISION SITUATED IN THE SE Y,
OF THE NW V. OF SECTION 7, T.3 N., R. I E., B.M., CITY OF MERIDIAN, ADA COUNTY,
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARYIFINAL PLAT-
TROY PLACE SUBDIVISION - (PFP-04-00 1)
PAGE 1 OF?
IDAHO 2004, 03133sdl.dwg 01113/04, ANDERSON-DAVID & ASSOCIATES, INC.,
HANDWRITTEN DATE: 13 JAN 04", PPN, LLC submitted for preliminary/final plat approval,
and which preliminarylfinal plat application is herein received and adjudged by the City Council,
pursuant to Meridian City Code, Section 12-3. Therefore the City Council makes the following
findings:
FINDINGS OF FACT
1.
That the proposed development is in conformance with the Comprehensive Plan
by reason ofthe fact that it lies within the existing Urban Area as defined in the Meridian
Amended Comprehensive Plan Generalized Land Use Map, InITastructure Planning Analysis
Comprehensive Plan and Map, adopted August 6,2002, Resolution No. 02-382, and the property
is presently zoned R-15 (Medium High Density Residential District), and requires connection to
the Municipal Water and Sewer System. [see Meridian City Code, Section 11-7-2 E]
2.
The preliminary plat is in conformance with the Amended Comprehensive Plan
City of Meridian adopted August 6, 2002, Resolution No. 02-382. It is found that the
subdivision to be in conformance with the Comprehensive Plan. The site is currently designated
as "High Density Residential" on the Comprehensive Plan Future Land Use Map and zoned R-
15. In Chapter VII of the Comprehensive Plan, "High Density" residential areas are planned for
development of multi-family homes in areas where urban services are provided. Residential
densities may exceed eight dwelling units per acre. This residential development might include
duplexes, apartment buildings, townhouses, and other multi-unit structures. A desirable project
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELlMINARYIFINAL PLAT-
TROY PLACE SUBDIVISION - (PFP-O4-00I)
PAGE 2 OF 7
would consider the placement of parking areas, fences, berms, and other landscaping features to
serve as buffers between neighboring uses.
The following Goals, Objectives, and Action items contained in the 2002 Comprehensive
Plan are applicable to this application as follows:
Chapter VII, Goal I, Objective C, Action item 2
Chapter VII, Goal IV, Objective C, Action item 2
Chapter VII, Goal IV, Objective C, Action item 9
Chapter VII, Goal IV, Objective C, Action item 10
Chapter VII, Goal V, Objective A, Action item 14
Chapter VI, Goal II, Objective A, Action item 3
The applicant has requested modifications to the standard lot size, setback, driveway and
ITontage requirements ofthe R-15 zone. It is found that if the applicant complies with the
conditions included in these Findings, the lot configuration and overall design of the subdivision
will be in general conformance with the City of Meridian Comprehensive Plan.
3.
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 fife and police services. The site is serviced by city water and sewer currently. The
City of Meridian owns and maintains an existing sewer line that bisects this property. The
Preliminary Plat indicates that this main may not be within it's existing easement. The applicant
shall confirm the location of this line and grant the City an easement for the line if it is outside of the
existing easement.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARYIFINAL PLAT-
TROY PLACE SUBDIVISION - (PFP-04-001)
PAGE 3 OF 7
On January 23, 2004, a joint agencyldepartment comments meeting was held with
representatives of key service providers to this property. The Meridian Fire and Police
Departments have submitted comments and conditions, which are listed in paragraph 2 of the
Decision and Order hereinbelow. It is found that public services can be made available to
accommodate the proposed development.
4.
The developer is installing sewer, water, and utilities for the development at their
cost. It is found that the subdivision will not conflict with the capital improvement program.
5.
It is found that the City and its related services are capable of servicing the
proposed development. The development will not require major expenditures for providing
supporting services.
6.
Staff is not aware of any health, safety or environmental problems associated with
this subdivision. There has not been identified any environmental problems that may be
a~sociated with the development of this site. ACHD considers road safety issues in their
analysis, and ACHD staff has recommended, with conditions, approval of the subject
subdivision.
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City Code,
Section 12-3-5 and based upon the above and foregoing Findings of Fact which are herein
adopted:
IT IS HEREBY ORDERED AND THIS DOES ORDER
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARYIFINAL PLAT-
TROY PLACE SUBDIVISION - (PFP-04-001)
PAGE 4 OF 7
1.
The PreliminarylFinal Plat ofthe applicant as evidenced by "TROY PLACE
SUBDIVISION SITUATED IN THE SE V. OF THE NW V. OF SECTION 7, T.3 N., R. I E.,
B.M., CITY OF MERIDIAN, ADA COUNTY, IDAHO 2004, O3133sd1.dwg 01113104,
ANDERSON-DAVID & ASSOCIATES, INC., HANDWRITTEN DATE: 13 JAN 04", has been
submitted for preliminary/final plat.
2.
The conditions of Staff pertaining to the PreliminarylFinal Plat comments are as
set forth in the Memorandum to the Mayor and City Council ITom Craig Hood for Planning and
Zoning Department, and Bruce Freckleton, Engineering Technician III, dated: P & Z Hearing
Date: March 18, 2004 Transmittal Date: March 15,2004, listing 9 Site Specific Conditions-
Preliminary and 11 Site Specific Conditions - Final Plat, and 7 Standard Plat Conditions, a true
and correct copy of which is attached hereto and marked Exhibit" A", and consisting of twenty
pages, and by this reference incorporated herein, and the response letter ITom Shawn Nickel of
Land Consultants, Inc. dated March 16,2004, a true and correct copy of which is attached hereto
and marked Exhibit "B", and consisting of two pages, and by this reference incorporated herein,
and with the additional requirements ITom the City Council ITom their meeting of May 11, 2004,
and the requirements are as follows, to-wit:
1.
The revised Landscape Plan submitted by the applicant dated April 8, 2004 is
hereby approved.
2.
The applicant shall continue to work with the neighbor Tom Stephens concerning
the actual pin placement of the property between the two properties.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARYIFINAL PLAT-
TROY PLACE SUBDIVISION - (PFP-04-O0 I)
PAGE 5 OF 7
3.
The final plat upon which there is contained the Certification and signature of
the City Clerk and the City Engineer verifying that the plat meets the City's requirements shaH be
signed only at such time as:
a.
The Plat dimensions are approved by the City Engineer;
b.
The City Engineer has verified that all off-site improvements are completed
and/or the appropriate letter of credit or cash has been issued guaranteeing the
completion of off-site and required on-site improvements; and
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the
City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review may be filed.
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
interest in real property which may be adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek ajudicial review as provided by
Chapter 52, Title 67, Idaho Code.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARYIFINAL PLAT-
TROY PLACE SUBDIVISION - (PFP-O4-00I)
PAGE 6 OF 7
By action of the City Council at its regular meeting held on the 25th day of
¡Y\~ ' 2004.
Attest:
By: (:h)dLìf\JtÂJ)CI¥ì /
City Clerk
Dated: JU nt" \ ,.:J~
Z:\WorklMlMeridianlMeridian I 5360MlTroy Place Subdivision PFP-O4-O01 CUP-O4-003\PFP FfCis.doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARYIFINAL PLAT-
TROY PLACE SUBDIVISION. (PFP-O4-001)
PAGE 7 OF 7
Planning & Zoning CommissionlMayor & City Council
Hearing Date: March 18, 2004
Page 2
Within the context of the zoning ordinance, both tri-plexes and four-plexes are considered apartment houses.
The site lies within the R-15 zone, and apartment houses are a conditional use in the R-15 zone. The CUPIPD
includes a request for reduced street ITontage, reduced building setbacks, reduced lot sizes, and a driveway
modification in the R-15 zone. (See chart below for a comparison and summary of proposed exceptions.)
Street Frontage in R-15 Zone-
Citv Minimum Requirement
50 feet
Proposed Minimum
0
Building Setback in R-15 Zone-
Citv Minimum Requirement
20 foot (ITontlstreet)
15 foot (rear)
5 feet per story (side)
Proposed Setback
3 feet
9 feet
6 feet (not per story)
Lot Size in R-15 Zone-
Citv Minimum Requirement
2,400 square-feet per D.U.
Proposed Minimum
4,000 square-feet per lot
In addition to the reductions listed above, the applicant is proposing to provide access to all eleven dwelling
units, via a 25- foot wide common access drive. Staff is supportive of the proposed access to the site. See Special
Consideration "A" in the Conditional Use Permit Analysis below.
In exchange for the reductions mentioned, the applicant is proposing to construct a basketball court, and a BBQ
pit area for the residents of the development as amenities for the PD. See Special Consideration "B" under
Conditional Use Permit Analysis below for detailed analysis of the proposed amenities and open space
requirements.
The subject applications (PFP and CUPIPD) 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 preliminarylfinal plats and conditional use permit applications below. Staff is recommending
approval of the applications, with the conditions outlined in this report.
CURRENT OWNERS OF RECORD
Troy and Tawnee Palmer are the current property owners, and Troy Palmer has submitted notarized consent for
PPN, LLC and SLN Planning, Inc., to submit the subject applications.
LOCATION & SURROUNDING USES
The subject property is located on the east side of East 2Yz Street, generally east of Main Street and
approximately 1,300-feet south of Fairview Avenue, in Section 7, Township 3 North, Range I East.
The following uses surround the subject property:
North - Single-family residential, zoned R-151 Vacant, zoned R-15
South - Salon/Spa, zoned R-15 / Single-family residential, zoned R-15
East - Multi-family residential, zoned R-15
Exhibit "A" 2 of20
Planning & Zoning CommissionlMayor & City Council
Hearing Date: March 18, 2004
Page 3
West - Multi-family residential (duplex), zoned R-151 Cole Valley Christian School, zoned L-O
PRELIMINARY PLAT ANALYSIS
Sections 12-3-3.1.2 and 12-3-5.D of Meridian City Code read as follows: In determining the acceptance of a
proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
A.
The conformance of the subdivision witb the Comprehensive Development Plan;
This site is currently designated as "High Density Residential" on the Comprehensive Plan
Future Land Use Map and zoned R-15. In Chapter VII of the Comprehensive Plan, "High
Density" residential areas are planned for development of multi-family homes in areas where
urban services are provided. Residential densities may exceed eight dwelling units per acre. This
residential development might include duplexes, apartment buildings, townhouses, and other
multi-unit structures. A desirable project would consider the placement of parking areas, fences,
berms, and other landscaping features to serve as buffers between neighboring uses.
Staff finds the following Goals, Objectives, and Action items contained in the 2002
Comprehensive Plan to be applicable to this application (staff analysis is in italics below policy):
. "Develop standards for integrating medium-to-high density residential into existing
subdivision development." (Chapter VII, Goal I, Objective C, Action item 2)
The applicant is applying for a Planned Development. the common method of getting
higher density residential projects approved in existing residential areas or subdivisions.
. "Require screening and landscape buffers on all development requests that are more
intense than adjacent residential properties." (Chapter VII, Goal IV, Objective C, Action
item 2)
The applicant will be required to provide adequate screening and perimeter
landscaping. See Special Consideration HC" below.
. "Adopt land use designations which will allow for housing opportunities for all income
levels." (Chapter VII, Goal IV, Objective C, Action item 9)
. "Support a variety of residential categories (low-, medium-, and high-density single-
family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities." (Chapter
VII, Goal IV, Objective C, Action item 10)
Exhibit "A" 3 of20
Planning & Zoning Commission/Mayor & City.Council
Hearing Date: March 18, 2004
Page 4
B.
. "Locate high-density development, where possible, near open space corridors or other
permanent major open space and park facilities, Old Town, and near major access
thoroughfares." (Chapter VII, Goal V, Objective A, Action item 14)
.
"Consider "Accommodating Bicycle and Pedestrian Travel: ARecommended Approach"
ITom 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 reconstruction projects, in a manner that is safe, accessible
and convenient. The applicant will be required to construct sidewalk on 2% Street
abutting the site.
The applicant has requested modifications to the standard lot size, setback, driveway and
ITontage requirements ofthe R-15 zone. Staff finds that if the Commission and Council grant the
applicant the requested modifications with the CUPIPD, and the applicant complies with the
conditions included in this report, the lot configuration and overall design of the subdivision
would be in general conformance with the City of Meridian Comprehensive Plan. Please see
Conditional Use Permit Analysis below for further assessment of the proposed development and
associated deviations ITom development standards.
The availability of public services to accommodate the proposed development;
If approved, the developer will be fmancing the extension of sewer, water, utilities and irrigation
services needed to serve the project. The primary public costs to serve the future residents will be
fire and police services. The site is serviced by city water and sewer currently. The City of
Meridian owns and maintains an existing sewer line that bisects this property. The Preliminary
Plat indicates that this main may not be within it's existing easement. The applicant should
confirm the location of this line and grant the City an easement for the line if it is outside of the
existing easement. See Special Consideration "H" and Site Specific Condition #6 of the
Preliminary Plat below.
On January 23, 2004, a joint agencyldepartment comments meeting was held with
representatives of key service providers to this property. The Meridian Fire and Police
Departments have submitted comments and conditions, which are listed at the end of this report.
Staff finds. that public services can be made available to accommodate the proposed
development.
Staff recommends that the Commission and Council reference the comments and conditions
from the various agencies and departments, regarding their ability to adequately service this
project.
c.
The continuity of the proposed development with the capital improvement program;
Exhibit "A" 4 of20
Planning & Zoning ComrnissionlMayor & City Council
Hearing Date: March 18, 2004
Page 5
Because the developer is installing sewer, water, and utilities for the development at their cost,
stafffmds that the subdivision will not conflict with the capital improvement program.
D.
The public financial capability of supporting services for the proposed development;
Staff finds that the City and its related services are capable of servicing. the proposed
development. The development will not require major expenditures for providing supporting
services. 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.
Staff is not aware of any health, safety or environmental problems associated with this
subdivision that should be brought to the Councilor Commission's attention. Staff has not
identified any environmental problems that may be associated with the development of this site.
ACHD considers road safety issues in their analysis, and ACHD staff has recommended, with
conditions, approval of the subject subdivision. Staff recommends that the Commission and
Council reference any public testimony that may be presented to determine whether or not the
proposed subdivision may cause health, safety or environmental problems of which staff is
unaware.
SPECIAL CONSIDERATIONS (PRELIMINARYIFINAL PLAT)
A. Access and Parking: As part of the CUPIPD application, the applicant is requesting a waiver of the
requirement to provide public street ITontage to each lot. Rather than constructing a public or private
street, the applicant is proposing to construct a common drive aisle for all 11 dwelling units to use as
access to the public street system. See Special Consideration "A" in the Conditional Use Permit Analysis
below.
Cross Access Agreement: The applicant is proposing to utilize one access point onto 2 Y, Street to serve
the development. ACHD staff has previously reviewed and approved the access point for compliance
with policy. The access point, drive aisle, and parking are all part of the common driveway lot (Lot 1,
Block 1). Therefore, the applicant should be required to either provide a note on the plat stating that Lot
I, Block 1, is a common lot for ingress/egress and parking for all of the lots in the development,
AND/OR record a cross parking/cross access agreement for all of the lots within the subdivision to
utilize Lot I, Block 1. Maintenance of Lot I, Block I, should also be provided for with a note on the
plat, ANDIOR a recorded document such as CCR's. See Site Specific Condition #2 and Special
Consideration "A" in the Conditional Use Permit Analysis below.
Drive Aisles and Parking Design: As stated earlier, the applicant is not proposing to construct a public
or private street for this development. The proposed common drive aisle lot (Lot 1, Block I) is 25-feet
Exhibit "A" 5 of20
Planning & Zoning CommissionlMayor & City Council
Hearing Date: March 18, 2004
Page 6
wide and includes 90-degree parking stalls, off the driveway, for all of the units. Staffis supportive of
the general design of the proposed driveway, with one notable exception. The east leg of the driveway is
longer than ISO-feet and requires a Fire Department approved turnaround. To remedy this, the applicant
should rotate the three eastern most parking stalls to face east, not south as proposed. This will make the
driveway, east of the proposed Fire Departmenttumaround/basketball court, less than ISO-feet. NOTE:
The applicant has submitted a revised site plan reflecting the above-requested change. At the Planning &
Zoning Commission hearing, staff will provide analysis of the revised drive aisle and parking design. All
areas adjacent to driveways, parking lots, or other vehicle use areas, must be protected by curbing, wheel
stops, or other approved protective devices. Curbing may be cut to allow for storm water runoff. All
curbing adjacent to the turnaround and entrance areas shall be painted red and signed "No Parking Fire
Lane". See Site Specific Condition #3 and Special Consideration "A" in the Conditional Use Permit
Analysis below.
B.
Building Setbacks: The required ITont setback in the R-15 zone is 20 feet. The required side setback is 5
feet per story. The required rear setback is IS-feet (MCC 11-9-1). The varied orientation of the multi-
family buildings makes it difficult to delineate the ITont, rear and side setbacks, as the yards between the
tri-plex on Lot 4 and the proposed four-plex on Lot 3, as well as the yards on the adjacent properties, do
not match up. The applicant has requested that the required building setbacks be reduced. Staff is
supportive of allowing the proposed building setbacks because the applicant has requested this as part of
the Planned Development and because this modification will allow for the higher densities as envisioned
with the Comprehensive Plan for this area. See Conditional Use Special Consideration "A" below for
further analysis.
C.
Landscape Plan: The submitted landscape plan, prepared by Tamura & Associates, and dated 1-7-04 is
not approved as submitted. The following should be included in a revised landscape plan:
Street Buffers: Meridian City Code 12-13-10-4 requires a lO-foot wide landscape buffer along local
streets. In accordance with Meridian City Code, the applicant should provide a I O-foot wide landscape
buffer along 2 \/2 Street. Said landscape buffer shall be delineated on the plat. Said landscape buffer shall
not preclude the construction of hard-surface driveways. Landscaping shall be in accordance with MCC
12-13-10.
Existing Trees: Any tree over 4" in caliper that is removed ITom the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that may be
removed (MCC 12-13-13-3).
Land Use Buffers: Meridian City Code 12-13-12-5 requires a 20-foot wide landscape buffer between
multi-family and single-family uses. Meridian City Code 12-13-12-2 requires the land use buffer to be
provided by the higher intensity use and to be located on the building site of the higher intensity use.
As part of the approval for the salon directly to the south, the City granted a modification to code for the
landscaping adjacent to the subject site. Currently there are some low-lying shrubs from 2Yz Street to
Exhibit "A" 6 of20
Planning & Zoning CommissionlMayor & City Council
Hearing Date: March 18, 2004
Page 7
D.
approximately 50-feet into the site along the shared property line. There is a6-foottail wooden fence and
a screened garbage receptacle past the shrubs. Because the higher-intense salon was not required to
provide a buffer to the subject site, staff is recommending that the applicant not be required to provide
the "standard" buffer. On the submitted landscape plan there are nine trees shown along the south
property line, with no new fencing. The width between the proposed four-plexes and the south property
line is approximately 9-feet. Staffis supportive of the proposed southern setback/buffer design as shown
on the submitted plans.
On the submitted landscape plan, the applicant is showing a 5-foot wide landscape buffer on the north
property line (between the existing single-family home to the north). As part of the approval for CUP-
03-038, the City Council required the applicant to construct fencing adjacent to the single-family home
to the north. Said fence shall be limited to 3 feet in height for the first 20 feet (measured ITom the west
property line), if the fence is a solid "closed vision" fence. This fencing requirement was approved as an
alternative to the standard landscaping requirement. NOTE: The applicant still needs to pay the
additional fee for the alternative compliance application/review (See Site Specific Condition #5 below).
The width of the other perimeter landscaping is consistent with the Landscape Ordinance. However,
MCC 12-13-11-2 requires one tree per thirty-five lineal feet with shrubs, lawn, or other vegetative
groundcover, adjacent to vehicular use areas along the perimeter of a development. Therefore, five trees
shall be installed along the north property line, east of the single-family lot, and three trees shall be
installed along the east property line.
Covenants. Codes. and Restrictions: In the applicant's submittal letter, it is stated that there are not
going to be any CCR's. However, after talking with the applicant the ,advantages of compiling CCR's
seem to outweigh not compiling them. Staff recommends that for maintenance and operation purposes of
the common areas, the applicant assemble CCR' s for this development. See Site Specific Condition #7
below.
E.
Pressure Irrigation: Underground year-round pressurized irrigation must be provided to all lots within
this development (MCC 12-5-2.N). The applicant has indicated that the Nampa & Meridian Irrigation
District will own and operate the required pressurized irrigation system within this development. The
City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water
(MCC 12-13-8.3). The applicant shall be required to utilize any existing surface or well water for the
primary source. If a surface or well source is not available, a single-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 #8 below.
F.
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, orIateral
Exhibit "A" 7 of20
Planning & Zoning Commission/Mayor & City Council
Hearing Date: March 18, 2004
Page 8
G.
H.
users association (ditch owners), with written approval or non-approval submitted to the Public Works
Department. If lateral users association approval cannot be obtained, plans will be reviewed and
approved by the City Engineer prior to final plat signature. See Site Specific Condition #9 below.
Fire Hvdrant: The Meridian Fire Department has indicated a need for a fire hydrant on this site (See Fire
Department CommentslConditions below). The applicant should coordinate fire hydrant location and
construction with the Meridian Fire Department and Public Works Departments. See Site Specific
Condition #6 in the Final Plat Site Specific Conditions below.
Sewer Easement/Line: The City of Meridian owns and maintains an existing sewer line that bisects this
property. The Preliminary Plat indicates that this main may not be within the existing easement. The
applicant should confirm the location of this line and grant the City an easement for the line if it is
outside of the existing easement. See Site Specific #6 in the Preliminary Plat Site Specific conditions
below.
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT)
1. Applicant shall meet all of the requirements of CUP-03-038, CUP-04-003, and PFP-04-001 as a
condition of the subject Preliminary Plat.
2.
3.
4.
Lots 2, 3, and 4, Block I, shall utilize a common drive aisle, as proposed. There is no frontage
requirement for Lots 2, 3, and 4, Block I. Said common drive aisle shall be constructed a minimum of
25-feet wide, with gravel and asphaltic concrete paving as outlined in Meridian City Code 12-4-14.
Provide a note on the plat stating that Lot I, Block I, is a common lot for ingresslegress and parking for
all of the lots in the development, ANDIORrecord a cross parking/cross access agreement for all of the
lots within the subdivision to utilize Lot I, Block I. Maintenance of Lot I, Block I, shall be provided for
with a note on the plat, ANDIOR a recorded document such as CCR's. The applicant shall provide the
required documents prior to the City Engineer's signature of the final plat.
Any roadway greater than 150' in length that is not provided with an outlet shall be required to have a
Fire Department approved turn around. All entrance and internal roads shall have a turning radius of28'
inside and 48' outside. All landscape areas adjacent to the drivewaylparking lot, shall be protected by
curbing, wheel stops, or other approved protective devices. Curbing may be cut to allow for storm water
runoff. All curbing adjacent to the entrance and all turnaround areas shall be painted red and signed "No
Parking Fire Lane".
The submitted landscape plan, prepared by Tamura & Associates, and dated 1-7-04 is not approved as
submitted. The following additions shall be included in a revised landscape plan:
. Provide a 10-foot wide landscape buffer along 2V, Street. Said buffer shall either be provided for in a
common lot, OR easement. The width of the buffer shall be measured ITom the west property line.
Landscaping of the buffer shall be in accordance with MCC 12-13-10.
. Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed. Required
Exhibit "A" 8 of20
Planning & Zoning Commission/Mayor & City Council
Hearing Date: March 18, 2004
Page 9
5.
6.
landscaping trees will not be considered as replacement trees for those trees that are removed (MCC
12-13-13-3).
. Construct fencing adjacent to the single-family home to the north. Said fence shall be limited to 3
feet in height for the first 20 feet (measured from the west property linelright-of-way line), if the
fence is a solid fence.
. Add five trees along the north property line, east of the single-family lot (beyond the fencing).
. Add three trees along the east property line.
. Other than along the perimeter of the development, new fencing shall be prohibited.
Prior to the City Engineer's signature of the final plat, pay the additional fee ($60.00) for the
alternative compliance application/review to the Planning & Zoning Departrnent.
The applicant shall confirm the location of the existing sanitary sewer line bisecting the property. and
grant the City an easement for the line if it is outside of the existing easement.
7.
Maintenance of all common areas shall be the responsibility of the Troy Place Home Owners'
Association.
8.
Underground year-round pressurized irrigation must be provided to all lots within this development
(MCC 12-5-2.N). The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water (MCC 12-13-8.3). The applicant shall be required to utilize any existing
surface or well water for the primary source. If a surface or well source is not available, a single-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 withMCC 12-13-8 andMCC 9-1-
2.
9.
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 or non-approval submitted to the Public Works Department. If lateral users
association approval can not be obtained, plans will be reviewed and approved by the City Engineer
prior to final plat signature.
SITE SPECIFIC CONDITIONS (FINAL PLAT)
1. The applicant shall meet all of the requirements ofCUP-03-038, CUP-04-003, and PFP-04-001, as a
condition of the subject preliminary plat.
2.
Depict a lO-foot wide landscape buffer adjacent to 2Y, Street on the final plat. Said landscape buffer
shall be shown on Lots I & 4, Block I, but shall not preclude the construction of a driveway.
3.
A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be
Exhibit "A" 9 of20
Planning & Zoning Commission/Mayor & City Council
Hearing Date: March 18,2004
Page 10
4.
5.
submitted to the City Engineer for all off-street parking areas. All site drainage shall be contained
and disposed of on-site. An operation and maintenance agreement for joint drainage facilities shall
be developed for inclusion in the CC&R's of the subdivision.
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.
Amend the following notes to read:
. NOTE 5: Add a "d" to the fourth word in the last sentence.
. NOTE 6: Change note to read: "Building setbacks and dimensional standards in this
subdivision shall be in compliance with Title 11 and Title 12 of the Meridian City Code
unless otherwise modified by Conditional Use Permit (CUP-04-003) which allowed for
reduced setbacks, lot sizes, lot ITontages, and reduced access width."
. NOTE 9: Add a note stating that the landscape easement/lot along 2Y2 Street shall be
maintained by the Troy Place Home Owners' Association. The maintenance of all common
areas shall be the responsibility of the Troy Place Home Owners' Association.
6.
Unless otherwise approved by the Meridian Fire Department, provide a new fire hydrant to serve this
site. The applicant shall coordinate any required fire hydrant design, location, and construction with the
Meridian Fire Department and Public Works Departments. Operational fire hydrants and temporary or
permanent street signs are required before combustible construction begins.
7.
Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate or
discharge within a period of time not to exceed 24 hours for all storms up to and including a 100-year
storm event. (All areas being counted toward the 10% open space amenity shall be free of "wet ponds"
or other such nuisances.)
8.
Place the 24.99 foot dimension to the "Point of Beginning" on the face of the plat.
9.
Correct the bearing from the calculated point to the center of section to :t:f800o00;00"E.
10.
The applicant shall confirm the location of the existing sanitary sewer line bisecting the property, and
grant the City an easement for the line if it is outside of the existing easement.
11.
A final plat shall be filed with the County Recorder within one year after written approval by the
Council (MCC 12-3-8). The Applicant shall have one year ITom the approval date of the fmal 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:
Exhibit "A" 10 of20
Planning & Zoning Commissioi1lMayor & City Council
Hearing Date: March 18, 2004
Page II
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 may be required at locations designated by the Public Works Department. All streetlights
shall be installed at the expense of the applicant. Typical locations are at street intersections and/or fire
hydrants. Final design locations and quantity are determined after power designs are completed by Idaho
Power Company. The street light contractor shall obtain design and permit from the Public Works
Department prior commencing installations.
3.
Please submit groundwaterlsoils monitoring data, as collected and analyzed by a soils scientist, to the
Public Works Department forreview. Any drainage areas (detentioi1lretention basins) must be designed
to ensure that water will percolate or discharge with a period of time not to exceed 24-hours for all
storms up to and including a 100-year storm events. Side slopes within drainage areas shall not exceed
3: I. 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 are
set a minimum on-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 I-foot above groundwater.
4.
Coordinate mailbox locations with the Meridian Post Office.
5.
Any existing domestic wells and/or septic systems within this project will have to be removed ITom 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.
7.
Staffs failure to cite specific ordinance provisions or terms of the approved annexatioi1lconditional use
does not relieve the Applicant of responsibility for compliance.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each proposed
conditional use in terms of the following and may approve a conditional use permit if they find evidence
presented at the hearing(s) is adequate to establish (11-17-3):
A.
That the site is large enough to accommodate the proposed use and all yards, open spaces,
parking, landscaping and other features as may be required by this ordinance;
On the submitted site plan, the applicant has shown enough parking to accommodate the
proposed uses. Although the site is large enough to accommodate all of the features required
Exhibit "A" 11 of20
Planning & Zoning CommissionlMayor & City Council
Hearing Date: March 18, 2004
Page 12
by ordinance, the applicant has asked, through the Planned Development, to modifY specific
development standards.
Relieffrom the frontage, setback, driveway, and lot size standards were specifically
requested in the conditional use permit (CUPIPD) application. Staff finds that none of the
proposed lots meet the ITontage, setback, or lot size standards ofthe R-IS zone. Staffis
supportive of the requested lot ITontage, setback, driveway, and lot site deviations because all
of the proposed buildable lots within the subdivision have access to the common
parking/drive lot and the proposed lots can accommodate the proposed building envelopes
with a modification to the standard setbacks. See Special Consideration "A" below for
detailed analysis of the allowable setbacks for this development.
Meridian City Code 12-13-16 requires all multi-family developments to provide common
open space that equals or exceeds ten percent of the gross land area. Common open space
means land exclusive of street rights-of-way and street buffers, except for right-of-way
specifically dedicated for landscaping within a subdivision. At a minimum, common open
space lots shall include one deciduous shade tree per 8,000 square feet and lawn, either seed
or sod (MCC 12-13-16-5). In addition to the common open space requirement, Meridian City
Code 12-6-2.A.4 states that all residential planned developments shall provide each dwelling
unit with at least one hundred square feet of useable private open space, such as a patio or
deck. The applicant has not addressed the common open space or the useable private open
space requirements for this development. See Special Consideration "c" below.
Staff fmds that the site is large enough to accommodate the proposed uses and all yards, open
spaces, parking, landscaping and other features required by ordinance and/or by modifYing
the requirements through the Planned Development and Alternative Compliance processes.
B.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
Staff finds that the proposed development is harmonious with the current Comprehensive Plan
Land Use Map (2002) which designates the property as "High Density Residential". (See
Preliminary Plat Analysis "A" for detailed information regarding this fmding.)
Staff finds the development plan is, or can be made to be, in compliance with the requirements
of the Zoning Ordinance and the adopted Comprehensive Plan, if the applicant complies with the
Site Specific and General Conditions contained herein.
C.
That the design, construction, operation, and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the general
vicinity and that such use will not adversely change the essential character of the same
area;
Exhibit "A" 12 of20
Planning & Zoning Commission/Mayor & City Council
Hearing Date: March 18, 2004
Page 13
D.
E.
F.
Staff finds that the proposed apartment houses will be compatible with other uses in the
neighborhood and with the intended character of the general vicinity, which is essentially a mix
of residential and commercial uses. The Council and Commission should consider public
testimony when determining if the proposed use will change the essential character of the general
vicinity.
That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
Staff does not anticipate the proposed use will have an adverse affect on other property in the
vicinity if designed, constructed, operated and maintained in accordance with the Site Specific
and General Conditions of approval. Staff recommends that the Commission and Council rely
upon public testimony, staffs analysis, and other agency comments when determining if the
proposed uses will adversely affect the other properties in the vicinity.
That the proposed use will be served adequately by essential public facilities and services
such as highways, street, police, and fire protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed conditional
use shall be able to provide adequately any such services;
The subject site has adequate access to Fairview Avenue and Main Street via local streets in the
area. The City of Meridian Fire and Police Departments currently monitor, service, and protect
the subject neighborhood. Sanitary Services Company currently provides refuse service to the
site and surrounding properties. The site is serviced by city water and sewer currently. Staff finds
that the proposed development is currently adequately served by the essential public facilities
and services listed above.
That the proposed use will not create excessive additional requirements at public cost for
public facilities and services and will not be detrimental to the economic welfare of the
community;
Because this is an infill site and because public facilities and services are provided to the site
and the surrounding vicinity currently, staff finds that the proposed use will not be detrimental to
the economic welfare of the community, nor will it create the need for any new facilities or
services to be paid for by the public.
G.
That the proposed use will not involve activities or processes, materials, equipment, and
conditions of operation that will be detrimental to any persons, property, or general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
This development is estimated to generate 29 additional vehicle trips per day (18 existing) based
on the Institute of Transportation Engineers Trip Generation Manual. The proposed residential
use is consistent with the existing residential use on the site. Staff does not anticipate that the
Exhibit "A" 13 of20
Planning & Zoning CommissionlMayor & City Council
Hearing Date: March 18,2004
Page 14
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 not to create an interference with traffic on surrounding public streets;
The applicant is proposing to construct a new 25-foot wide driveway off East 2 Yo Street, located
near the site's north property line. ACHD staff has reviewed and approved this one vehicular
approach to the site. Staff finds that the proposed use and associated approach will not create
significant interference with any traffic on the surrounding public streets.
I.
That the proposed use will not result in the destruction, loss or damage of a natural, scenic
or historic feature considered to be of major importance.
Staff is not aware of any natural, scenic or historic features in the general vicinity ofthis project.
Staff finds that no site improvements associated with the conditional use application should
damage natural, scenic or historic features in the area.
SPECIAL CONSIDERATIONS (CUPIPD)
A. Reduced Standards: The applicant has requested approval of a PD to allow reduced development
standards including, reduced building setbacks, lot sizes, driveway design, and ITontage requirements.
Staff recommends approval of the requested modifications of standards because the proposed buildable
lots within the subdivision have access to the common parking/drive lot and the proposed lots can
accommodate the proposed building envelopes with a modification to the standard setbacks.
Setbacks/Separation: The applicant has requested that the required building separations for the multi-
family structures be reduced to: 3-foot ITont, 9-foot rear, and 6-foot side (not per story). Staff is
supportive of allowing the proposed multi-family building setbacks because the applicant has requested
this as part of the Planned Development and because this modification will allow for the higher densities
as envisioned with the Comprehensive Plan for this area, without sacrificing the integrity of the site.
Construction materials used on the structures with modified setbackslseparation should be approved by
City of Meridian Building Department and in accordance with the most recent Uniform Building Code.
See Site Specific Condition #2 below. The Commission and Council should also consider if the
requested modifications and staff recommendations are acceptable for the PD application.
Lot Size: Staff is supportive of the requested lot site deviations because all of the proposed buildable lots
can accommodate the proposed building envelopes with a modification to the standard setbacks, as
requested. See Site Specific Condition #3 below.
Frontage/Common Drive Aisle/Parking: City Code allows street frontage for three or four lots sharing a
common driveway to be reduced to 10 feet (each)(MCC 11-9-1). The applicant is not proposing any
ITontage for Lots 2 and 3, Block I. Essentially, the proposed common parking and drive aisle on Lot I,
Exhibit "A" 14 of 20
Planning & Zoning CommissionlMayor & City Council
Hearing Date: March 18, 2004
Page 15
Block I, equate to a private roadlservice drive that all of the unitsllots will share. As long as a cross-
access agreement is provided for all of the lots to use the proposed Lot 1, Block I, staff believes that the
proposed common parking/drive lot meets the intent of the standard frontage requirement. Staff is
supportive of the requested lot ITontage deviations because all of the proposed buildable lots within the
subdivision have access to the proposed common parking/drive lot. See Site Specific Condition #4
below.
Staff recommends that access to the development be provided ITom a 25-foot wide (minimum) drive
aisle off 2 \12 Street, located near the north property line. Because the length of the drive aisle exceeds
ISO-feet, the drive aisle should be built to ACHD standards to facilitate access and to ensure that the
drive aisle can bear the weight of garbage trucks, fire trucks, and other emergency vehicles. See Site
Specific Condition #5 below.
The proposed common drive aisle lot (Lot I, Block I) is 25-feet wide and includes twenty-two, 90-
degree parking stalls, off the driveway. There are 25-feet ITom the back of the parking stalls to the
opposite side of the driveway. The design of the parking area meets City Code and staff is supportive of
the general design of the proposed parking areas, with two exceptions. The fifth parking stall ITom 2Y:.
Street is only 8-feet wide. Meridian City Code requires standard parking stalls to be 9-feet wide by 19-
feet long (MCC 11-13-4.F). Designated compact stalls may be constructed to a width of7 \12 feet-wide
(minimum) by IS-feet long (MCC 11-13-4.G). The east leg of the driveway is longer than ISO-feet and
requires a Fire Department approved turnaround. To remedy this, the applicant should rotate the three
eastern most parking stalls to face east, not south as proposed. This will make the driveway, east ofthe
proposed Fire Department turnaroundlbasketball court, less than ISO-feet. See Site Specific Conditions
#6 & #7 below.
B.
Amenities: As part of the PD, the applicant is proposing to construct a basketball court and a barbeque
area. There is an existing sidewalk ITom the parking areas to the tri-plex entrance on Lot 4, Block 1. The
applicant is proposing to construct a 5-foot wide sidewalk in ITont of the new four-plex units on Lots 2
and 3, Block I. Staff is supportive of the general design of the proposed amenities as they appear to be
appropriate to the size and uses of the proposed development. See Site Specific Condition #8 below. The
Commission and Council should review the proposed amenities and determine if they are "appropriate to
the size and uses of the proposed development" (MCC 12-6-2.e). The applicant should also be required
to construct sidewalk on 2\12 Street abutting the site (see ACHD staff report).
C.
Miscellaneous: Below are some ordinance requirements that have not been addressed, or need to be
further clarified, by the applicant to ensure compliance with Meridian City Code.
Open Space: Meridian City Code 12-13-16 requires all multi-family developments to provide common
open space that equals or exceeds ten percent of the gross land area. Common open space means land
exclusive of street rights-of-way and street buffers, except for right-of-way specifically dedicated for
landscaping within a subdivision. At a minimum, common open space lots shall include one deciduous
shade tree per 8,000 square feet and lawn, either seed or sod (MCC 12-13-16-5). In addition to the
common open space requirement, Meridian City Code 12-6-2.A.4 states that all residential planned
Exhibit "A" 15 of20
Planning & Zoning Commission/Mayor & City Council
Hearing Date: March 18,2004
Page 16
developments shall provide each dwelling unit with at least 100 square feet of useable private open
space, such as a patio or deck. The applicant has not addressed either one of the open space
requirements. Staff recommends that the applicant complv with the above-mentioned ordinance
requirements for open space and present. at the public hearing. calculations explaining how the required
common and usable private open space requirements will be met for the multi-familv development. See
Site Specific Conditions #9 & #10 below.
Trash: MCC requires all trash andlor 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 structure. Adequate vehicular access to and ITom
such area or areas for collection of trash or garbage as determined by the Administrator shall be
provided. The applicant is proposing to enclose the garbage enclosures within the existing and proposed
garages. The applicant should coordinate this proposal and garbage pick-up location with Sanitary
Services Company (SSe). See Site Specific Condition #12 below and the attached comments ITom SSC
at the end of this report.
Si¡!J1age: On the submitted site plan, a sign is proposed within the common Lot I, Block 1. This sign is
not approved with this application. All signage shall be in accordance with the standards set forth in
Section 11-14 of the City Zoning and Development Ordinance. All signage is subject to design review
and shall require separate permits.
SITE SPECIFIC CONDITIONS (CONDITIONAL USE)
1. All conditions of the previously approved, CUP-03-038, and concurrent PreliminarylFinal Plat (PFP-04-
001) shall also be considered conditions of the subject Conditional Use Permit (CUP-04-003).
2.
The minimum building setbacks for this development shall be as follows: 3-foot front, 9-foot rear,
and 6-foot side (the ITont orientation of the building on Lot 4, Block I, shall be west; the ITont
orientation of the buildings on Lots 2 and 3, Block I, shall be north). Construction materials used on
the structures shall be approved by City of Meridian Building Department and in accordance with the
most recent Uniform Building Code.
3.
The minimum lot size for each buildable lot in the development shall be 4,000 square-feet.
4.
There shall be no minimum ITontage requirement for the lots within the development.
5.
Access to the development shall be provided ITom a 25-foot wide (minimum) common drive aisle off2Y,
Street. The cross section of the drive aisle shall be built to ACHD standards for weight bearing purposes.
6.
Standard parking stalls shall be 9-feet wide by 19-feet long. Designated compact stalls may be
constructed to a width of7Y2 feet-wide (minimum) by IS-feet long. All parking and areas of circulation
should be paved, striped, and meet the minimum dimensional requirements of Meridian City Code. All
parking spaces shall be assigned to a specific dwelling unit or for guest use. The parking space
identification shall use a different numbering system than the dwelling units.
Exhibit "A" 16 of20
Planning & Zoning ComrnissionlMayor & City Council
Hearing Date: March 18, 2004
Page 17
7.
8.
9.
The east leg of the common driveway is longer than ISO-feet and requires a Fire Department approved
turnaround. The applicant shall either rotate the three eastern most parking stalls to face east, not south,
OR construct a Fire Department approved turnaround at the east end of the development. All curbing
adjacent to a turnaround areas shall be painted red and signed "No Parking Fire Lane".
As amenities for the planned development, construct a basketball court and a barbeque area. All lots
within the developmentshall be provided with access to said amenities. Access shall either be provided
with a note on the final plat, ANDIOR within the CCR's.
Provide common open space that equals or exceeds ten percent of the gross land area for the
development (excluding the landscape buffer on 2\1, Street). Provide landscaping within the common
open space in accordance with MCC 12-13-16-5. Present, at the public hearing, calculations andlor
drawings that explain how the required common open space requirement will be met for the multi-family
development.
10.
Provide each dwelling unit with at least one hundred square feet of use able private open space, such as a
patio or deck. Present, at the public hearing, calculations and/or drawings that explain how the required
usable private open space requirement will be met for the multi-family development.
11.
Submit 10 copies of a revised site plan and landscape plan in conformance with this report and the
direction of the Planning & Zoning Commission at least 10 days prior to the next hearing on this
application.
12.
Coordinate the location and design of trash dumpsters with Sanitary Services Company (SSC) staff.
Trash enclosures must be built in the location and to the size approved by SSC. Prior to Certificate of
Zoning Compliance (CZC) submittal, the applicant shall submit an approved plan by SSC, for the
proposed trash enclosure location and design. All dumpster(s) must be screened in accordance with
MCC ll-12-1.C.
13.
All internal sidewalks shall be constructed as submitted and in accordance with MCC 12-5-2.K.
14.
Prior to obtaining certificate(s) of occupancy, all development improvements, including perimeter
fencing, irrigation, and landscaping shall be installed. Prior to signature ofthe final plat(s) by the City
Engineer, a letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, amenities, sewer, water, etc.
15.
Existing landscaping shall be protected and retained. A detailed landscape plan will be required when
applying for a Certificate of Zoning Compliance. The landscape plan shall include mitigation measures
for any trees that are removed. All trees installed within this development shall be a minimum of three-
inch (2") caliper in size.
GENERAL REOUIREMENTS
Exhibit "A" 17 of20
Planning & Zoning CommissionlMayor & City Council
Hearing Date: March 18,2004
Page 18
1.
Down-shield or otherwise alter all exterior lighting, whether attached to the building or located within
the parking area, so that the light does not spill over onto adjacent properties or rights-of-way. All
parking lot lighting shall be in accordance with Ordinance 11-14-4.C.
2.
All signage shall be in accordance with the standards 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 ofIdaho licensed architect or engineer to the City Engineer
(Ord. 557, 10-1-91) for all off-street parking areas. Stormwater treatrnent and disposal must be designed
in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best
Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-
site disposal into a surface water is prohibited unless the jurisdiction which has authority over the
receiving stream provides written authorization prior to development plan approval. The applicant is
responsible for filing all necessary applications with the Idaho Department of Water Resources regarding
Shallow Injection Wells.
5.
Trash: The trash enclosure(s) shall be enclosed on at least three (3) sides by a solid wall or sight-
obscuring fence at least four (4) feet in height in accordance with Ordinance 11-12-1C.
6.
No building or other structure shall be erected, moved, added to or structurally altered, nor shall any
building structure or land be established or change in use on this site without first obtaining a Certificate
of Zoning Compliance (CZC) from the Meridian Planning and Zoning Department (MCC 11-19-1).
7.
A building permit shall be obtained prior to the start of construction.
8.
All required improvements must be complete prior to obtaining a Certificate of Occupancy for the
proposed development. A temporary Certificate of Occupancy may be obtained by providing surety to
the City in the form of a letter of credit or cash in the amount of 110% of the cost of the required
improvements (including paving, striping, landscaping, and irrigation). A bid must accompany any
request for temporary occupancy. Any temporary occupancy will not exceed 60 days to complete the
required improvements.
9.
This conditional use permit shall be valid for a maximum period of 18 months. If construction has not
begun within this timeITame, a new conditional use permit must be obtained prior to the start of
development.
10.
As part of a conditional use permit, the City of Meridian may impose additional restrictions/conditions.
Exhibit "A" 18 of20
Planning & Zoning CommissionlMayor & City Council
Hearing Date: March 18,2004
Page 19
Other Ae:encvIDepartmentComments & Conditions
SANITARY SERVICES COMPANY (SSe)
I. Waste enclosure access: Prior to issuance of a certificate of zoning compliance, the applicant shall provide a
site plan that has drive-on capability for 6 and 8 cubic yard containers. Allow a minimum of60 feet frontal
clearance for such containers.
2. Waste enclosure pad: Prior to issuance of a certificate of zoning compliance, the applicant shall provide a
site plan that has a concrete pad inside of all enclosures.
3. Waste enclosure gate locks: Prior to issuance of a certificate of zoning compliance, the applicant shall
provide a site plan that has gate locks for both open and closed positions.
4. Waste enclosure dimensions: Prior to issuance of a certificate of zoning compliance, the applicant shall
provide a site plan that has a minimum 10 feet clearance inside of the enclosure gates with the gates in the
open position.
5. Waste enclosure bumpers or stops: Prior to issuance ofacertificate of zoning compliance, the applicant shall
provide a site plan that has bumpers or stops inside ofthe enclosure to prevent the container ITom damaging
enclosure walls and gates.
6. Waste enclosure user access: When possible, design the enclosure with an easy pedestrian access point other
than the ITont gates. This will ensure less mess in the enclosure as well as reduce gate damage.
MERIDIAN PARKS DEPARTMENT
I. Standards for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance will
be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of
Meridian Landscape Ordinance will be followed.
MERIDIAN POLICE DEPARTMENT
I. All parking spaces shall be assigned to a specific dwelling unit or for guest use. The parking space
identification shall use a different numbering system than the dwelling units.
2. The north façade shall be designed to include windows that look onto the parking areas and/or other public
areas.
3. Submit a revised landscape plan that demonstrates thè following: the proposed multi-family development
shall limit landscaping shrubs and bushes to species that do not exceed three feet in height: In addition, any
interior fencing shall allow visibility ITom the street or shall not exceed three feet in height if solid fencing is
used.
Exhibit "A" 19 of20
Planning & Zoning CommissionlMayor& City Council
Hearing Date: March 18,2004
Page 20
MERIDIAN FIRE DEPARTMENT
1. A fire 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 y," 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 of28' inside and 48' outside.
4. Operational fire hydrants and temporary or permanent street signs are required before combustible construction
begins.
5. All curbing adjacent to the turnaround and entrance areas shall be painted red and signed "No Parking Fire
Lane".
RECOMMENDATION
Staff recommends approval of the submitted PreliminarylFinal Plat (pFP-04-001), and Conditional
Use Plermit (CUP-O4-003) applications, with the conditions listed herein.
Exhibit "A" 20 of20
"""O ",Ot: ::>1:1'1.3
P.02/Ø3
Land Consultants, Inc.
52 N. 2nd Street. Eagle, Idaho 83616 . Office208.938.3812 . Fax 208.938.5873
March 16,2004
Meridian Planning and ZOIÙng Commission
City of Meridian
660 E. Watertower Lane, SW('c 202
Meridian, Idaho 83642
R,E
MAR 1 5 201}~
RE:
Troy Place Subdivision - Planning and Zoning Review Comments
Dear Comnùssion;
With regards to the comments listed within the City Staff report dated March 15, 2004 for the Troy
Palmer Subdivision planned unit development preliminary and fina1 plat applications that wiIJ be
before you on March 18th, please except the foJlow:i.ng reply to those COlIll11er1ts.
Preliminarv Plat Site Specific Conditiol1§:
1. -OK;
2. - OK, a note will be plaoed upon the preliminary and .final plat prior to City Council approval;
3. -OK;
4. - OK, the landscaping plan shall be updated and resubmitted to staff'prior to City Council;
5. -OK;
6. -OK;
7. -OK;
8. -OK;
9. -OK;
F:œJiminarv Plat Site Specific Conditions:
1. -OK;
2. - OK;
3. -OK;
4. -OK;
5. - OK, AU notes to be revised and resubmitted to sta.ffpriorto City Council;
6. -OK;
7. -OK;
8. - OK, to be revised and resubmitted to staff prior to City Council;
9. - OK, to be revised and resubmitted to staffprior to City Council;
10. -OK;
11. -OK.
MAR 16 '134 15:45
Ex/ub,'f 1'13" I ðP;L.
2138 938 5873
.. II I
I .- .
.. .
.
II
I
S!andard Plat Conditions:
All requirements - OK
PAGE. 132
=u ",",0 ::>0 (~
P.03/03
Site SDecific Conditions (Conditional Use;)
1. -OK;
2. - OK;
3. -OK;
4. - OK;
5. -OK;
6. -OK;
7. -OK;
8. - OK;
9. To be discussed with P&Z Commission
10. To be discussed with P&Z CoJJ1ll1Ìssion
11. - OK, revised plans to be submitted prior to City Council
12. -OK;
13. -OK;
14. -OK;
15. -OK
All additional COmments and recommendations contained in the Staff Report are at:ceptable to the
applicant Upon approval by the P1anning and ZolÙJ1g Commission and City Council. Please include
our CO!11Il1ents as part of the record for Troy Plat:e Subdivision. Please contact me if any questions
may arise.
Sincerely,
If ~
~ ;?'.
SJ:1awn L. Nickel
Representing PPN, LLC
t~:J¡.,'Þrf ',3 It ~erF,;L
MAR 16 '04 15:45
208 938 5873
TOTAL P. 03
PAGE. 03