HomeMy WebLinkAboutRoundtree Subdivision PP
PP 04-018
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Big View Builders
July 15,2004
15
ITEM NO.
REQUEST Public Hearing: Preliminary Plat approval for a re-subdivision of Lot 2. Tramore Sub
consisting of 16 multi-family residential building lots & 3 common lots on 5.7 acres in an L-o zone
for Roundtree Subdivision - east of N. Linder Road and south side of E. Pine Avenue
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
MERIDIAN SCHOOl DISTRICT:
SANITARY SERVICES:
See attached Comments
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached Comments
See attached Comments
NAMPA MERIDIAN IRRIGATION:
See attached Comments
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
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als preJented at public meetings shaD become properly 0/ the City ~..Ictlan.
MAYOR
Tammy de Weerd
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CITY HALL
(208) 888-4433 - Fax 887-4813
CITY COUNCIL MEMBERS
Keith Bini
William LM. Nary
Shaun Wardle
Charles M. Rountree
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
STAFF REPORT:
P&Z Hearing Date: July 15, 2004
Transmittal Date: July 9, 2004
To:
Mayor, City Council and Planning & Zoning Commission
Bruce Freckleton, Senior Engineering Tech ~
Craig Hood, Associate City Planner 1'#
RE{CEIVE~D
JUL 0 9 2004
From:
Of Meridian
Clerk Office
Re:
Roundtree Subdivision/Conditional Use Permit
.
Preliminary Plat (PP) Approval of 16 Multi-Family Lots and 3 Common/Other Lots
on 5.7 Acres in the L-O Zone, by Rennison Engineering (File No. PP-O4-018).
.
Conditional Use Permit (CUP) Approval for 64 Multi-Family Units, Including
Reduced Setbacks, and Reduced Lot Frontage in the L-O Zone, by Ron Babneau
(File No. CUP-O4-018).
We have reviewed the aforementioned applications and now offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The Applicant, Ron Babneau of Big View Builders, has requested Preliminary Plat (PP) and
Conditional Use Permit (CUP) approval for a Planned Development (PD) on 5.7 acres ofland located
on the south side of Pine Avenue, approximately 1,000 feet east of Linder Road. The project site is
commonly known as Lot 2, Block I, Tramore Subdivision, and is currently vacant. The subject site is
designated "High Density Residential" on the 2002 Comprehensive Plan Future Land Use Map and
currently zoned L-O. The subject applications (PP and CUP) were submitted concurrently to the
Planning & Zoning Department for review.
The submitted Preliminary Plat (PP-04-018) proposes to subdivide the existing 5.7-acre lot into 16
multi-family residential lots, and 3 other/common lots. The submitted Conditional Use PermitIPlanned
Development (CUP-04-0l8) proposes 16 multi-family buildings, each containing one four-plex
structure, for a total of 64-units. The CUPIPD includes a request for reduced side and rear setbacks for
the buildings, and reduced lot ITontage in the L-O zone. (See chart below for a comparison and
summary of proposed exceptions).
PP-O3-045 & CUP-O3-069
Roundtree Round2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: July IS, 2004
Page 2
Street Frontage in L-O Zone-
City Minimum Requirement
50 feet
Proposed Minimum
0 feet
Building Setback in L-O Zone-
City Minimum Requirement
5 foot (side) (per story)
20 foot (rear)
Proposed Setback
5 feet (side) (not per story)
10 feet (rear)
(setbacks shall be measured
ITom any permanent part of
a building to property line)
This site is part of Tramore Subdivision, a two-lot preliminary/final plat that the City reviewed and
approved in 2001 (PFP-OI-006). The subject site was recorded as Lot 2, Block 1, Tramore
Subdivision. Processed concurrently with Tramore Subdivision was a CUP application for a 72-unit
senior apartment complex (CUP-01-036) on Lot I, Block 1. As part of the Tramore Development, a
50-foot wide cross access easement was approved to intersect Pine Avenue near the west property line.
This 50-foot wide easement is the ITontage/flag of the subject lot. An access driveway has been
constructed to a width of 25-feet, with curb, gutter a sidewalk on the east side, ITom Pine Avenue to the
southern boundary of Lot I.
As amenities for the subject PD, the Applicant is proposing to construct a picnic area with a sand court
and a shelter on Lot 14, Block 1. In addition to the amenities on Lot 14,1.19 acres (21% of the site) is
set aside for open space. See Special Considerations under Conditional Use Permit Analysis below for
detailed analysis of the proposed amenities and open space requirements.
Earlier this year a preliminary plat (PP-03-045) application and a conditional use permit (CUP-03-069)
application was submitted for the subject property. Those applications were denied by the City Council
for the following reasons: I) The proposed roadway configuration, along with the proposed access to
the east, specifically, traffic would cut through the drive aisles causing safety issues for the senior
citizen residents of the Tramore apartment complex, as well as for the residents at the Sunbridge
complex, 2) Foot traffic (and accommodating pedestrians) is a safety issue for the present residents of
Tramore and Sunbridge, as well as any future residents that would be within this future apartment
complex, 3) The multi-family residential use design proposed was incompatible with the surrounding
Tramore senior complex and the Sunbridge complex, due to the intense density use this project would
bring to the surrounding properties, 4) The project did not provide an adequate amount of private space
or open space for each living unit as is required within the Planned Development requirements for the
City, and 5) The Applicant did not provided sufficient information as to the compatibility of the multi-
family use in this particular area.
The Applicant feels they have addressed the reasons for denial and have submitted a new plat and site
plan for the property. The proposed roadway configuration has a significant jog as it crosses the
Ninemile Drain. The cut-through traffic concern has been addressed by allowing the "stub" driveway
to the east to be for emergency use only. Foot traffic has been addressed by proposing sidewalks along
all internal drive aisles as well as along the south side of the Ninemile Drain. Staff is also
recommending that a pedestrian pathway be constructed to the west property line to improve
pedestrian connectivity with Sunbridge (see Special Considerations in the CUP/PD section). The
Applicant has reduced the density of the development by 8-units. Staff is supportive of the less-intense
PP-04-018 & CUP-Q4-018
Roundtree Round2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: July 15, 2004
Page 3
density proposed. With the current submittals the Applicant is providing both common open space and
useable private open space in accordance with the Planned Development Ordinance. Staff believes that
the subject development should be compatible with the surrounding uses which include multi-family to
the east, multi-family for seniors to the north, a retirement community to the west, and the railroad
corridor (a future transit line) to the south. Staff believes that the Applicant has sÜmificantiv addressed
the reasons for denial raised at the previous hearing with the current applications. Therefore, staff has
provided a detailed analysis and recommended conditions of approval for the requested preliminary
plat and conditional use pennit applications below. We are recommending approval of the
applications, with the conditions outlined in this report.
CURRENT OWNERS OF RECORD
Hughes Properties, LLC, is the current property owner and Walden Hughes, a registered agent for
Hughes Properties, LLC, has submitted notarized consent for Ron Babneau to submit the subject
applications.
LOCATION
The subject property is located on the south side of Pine Avenue, approximately 1,000 feet east of
Linder Road, within Section 12, Township 3 North, Range 1 West.
SURROUNDING PROPERTIES
North: Tramore Senior Apartments, zoned L-O/Single-family homes, zoned R-4 (across Pine Avenue)
South: Union Pacific RailroadlVacant, zoned RUT (Ada County)
East: 7.5 acre vacant parcel, zoned L-O (recently approved Rock Creek multi-family housing
development)
West: Sunbridge Living Center, 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 detennining 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 willi tbe Comprehensive Development Plan;
This site is currently designated as "High Density Residential" on the Comprehensive
Plan Future Land Use Map and zoned L-O. The Applicant is proposing to construct a
development with a density of 11 dwelling units per acre. Staff believes that the
proposed densitv is in accord with the Comprehensive Plan Future Land Use Map
designation. The Applicant has requested modifications to the standard setbacks and
frontage requirements of the L-O zone. Staff finds that if the Commission and Council
grant the Applicant the reauested 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 confonnance with the City of Meridian
Comprehensive Plan. Please see Conditional Use Permit Analysis below for further
assessment of the proposed development and associated deviations from development
standards.
PP-O4-018 & CUP-O4-018
Roundtree Round2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: July 15, 2004
Page 4
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):
.
"Restrict curb cuts and access points on collectors and arterial streets." (Chapter
VII, Goal IV, Objective D, Action item 2)
The Ada County Highway District previously approved the existing, shared driveway to
Pine Avenue. The Applicant is not proposing any new curb cuts with the subject
development. Staff finds that the existinll access point to Pine Avenue meets the
location reQuirements of ACHD. The Applicant is proposing cross-access between the
lots using the proposed driveways extension and parking lots. (See more discussion
about access in the Conditional UselPD section below.)
.
"Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended
Approach" ftom 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 roadway improvements to Pine Avenue were constructed with the
Tramore Subdivision. Pine Avenue is currently improved with 2-traffic lanes, 2-bike
lanes with curb. gutter and sidewalk on both sides of the roadway. Staff is
recommending that a pedestrian walkway be constructed from the subject site to the
property to the west. When the property to the west develops, said walkway should be
extended to tie into the City's pathway system (see Special Considerations in the
CUPIPD section below).
.
"Require new residential development to meet development standards regarding
landscaping, signage, fences and walls, etc." (Chapter VII, Goal I, Objective C,
Action item 4)
If the Applicant complies with the conditions in this report, the development will meet
the standards for landscaping, signage, fences and walls outlined in City Code.
.
"Require useable open space to be incorporated into new residential subdivision
plats." (Chapter VII, Goal IV, Objective C, Action item 3)
The Applicant is proposing two types of open space. There is useable private open
space for each individual unit (100 square feet each), and useable common open space
for all to use (1.19 acres). Staff is supportive of the open space proposed. (See Special
Considerations in the CUPIPD section below)
.
"Require pedestrian access in all new development to link subdivisions together and
promote neighborhood connectivity." (Chapter VII, Goal IV, Objective C, Action
item 6)
PP-Q4-018 & CUP-04-018
Rouudtree Round2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: July 15, 2004
Page 5
The Applicant is proposing pedestrian access to the east (Rock Creek). Staff is
recommending a pedestrian pathway to the western property line. (See Special
Considerations in the CUPIPD section below)
.
"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)
Staff is supportive of the proposed development as it provides more affordable housing
opportunities with higher densities.
.
"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)
There are currently no permanent major open space or park facilities near this site.
This higher-density development is located adjacent to the railroad corridor and Pine
Avenue, a major thoroughfare (Collector Street). Staff is supportive of higher-density
developments along the future transit corridor (railroad), which will ultimately be a
major transportation thoroughfare. "
B.
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. On January 9, 2004, and again on
June 25, 2004, a joint agency/department comments meeting was held with
representatives of key service providers to this property. See detailed conditions from
these agencies at the end of this report. Staff finds that public services can be made
available to accommodate the proposed development. The Commission and Council
should reference any written and/or verbal testimony submitted by the Meridian Police
and Fire Departments regarding their ability to adequately service this project.
c.
The continuity of the proposed development with the capital improvement
program;
Because the developer is installing sewer, water, utilities and irrigation, for the
development at their cost, staff finds that the subdivision will not conflict with the
capital improvement program.
D.
The public fmancial capability of supporting services for the proposed
development;
Staff finds that the City and its related services are capable of servicing the proposed
PP-O4-018 & CUP-O4.{) 18
Rouudtree Round2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: July 15, 2004
Page 6
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.
The Applicant is proposing to leave the Ninemile Drain open abutting the site. The City
has previously allowed this section of the Ninemile Drain to remain open. Staff finds
that the Ninemile Drain is a significant natural feature that should be protected
through standard stonnwater and run-off management practices. The Applicant has
indicated that the property is outside of the flood zone of Ninemile Drain, with the
exception of Zone" A" which is contained in the creek channel. Staff is not aware of
any other 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 (PRELIMINARY PLAT)
A. Building Setbacks: The required ITont setback in an L-O zone is 20-feet along local streets.
The required side setback is 5 feet per story. The required rear setback is 20-feet (MCC 11-9-
1). The Applicant has requested that the side setback be reduced to 5-feet (lO-feet between
structures), and the rear to IO-feet. 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 Site Specific Condition #2 and Conditional Use Special
Consideration "A" below.
B.
Access: The Applicant is proposing to utilize the existing access point onto Pine Avenue to
serve the development. This driveway, shared with the Tramore Senior Apartments, was
approved as such when the Tramore plat and Senior Apartments were approved by the City in
2001. The existing driveway to Pine Avenue is located near the west property line, on the flag
portion of the subject site. ACHD staff has reviewed the access point for compliance with
policy. A cross access easement has been provided to Lot 1 (Senior Apartments) to use the
shared driveway across Lot 2 (subject lot), for access to the public street system. This shared
driveway has been constructed by the developer of the senior apartments with curb, gutter and
sidewalk on the east side of the 25-foot wide driveway and landscaping on the west side.
The proposed buildable lots do not have public street ITontage. The Applicant is requesting a
waiver of the requirement to provide ITontage for each lot. In lieu of street ITontage, the
Applicant is proposing to extend the private drive for access to each lot. The Applicant should
PP-D4-D18 & CUP-D4-D18
Roundtree Round2.PP.CUP.doc
F.
Mayor, Council, and P&Z Commission
Hearing Date: July 15, 2004
Page 7
be required to provide a separate cross-access easement for all of the lots within the subdivision
to utilize the drive aisles across the buildable lots as access to the public street system. See Site
Specific Condition #3 below.
C.
Ninemile Bridge: The shared access driveway is currently constructed to the Ninemile Drain,
but does not cross the lateral. As a condition of the platting of Tramore Subdivision, Lot 2 is
required to construct the crossing of the Ninemile Drain. Therefore, prior to issuance of any
building permits on the subject site, a permanent vehicular crossing of the Ninemile Drain must
be constructed by the Applicant. See Site Specific Condition #4 below.
D.
Emergencv Access: As stated above, there is only one access point provided to this site.
Section D I 06.1 of the IFC requires two separate approved fire accesses for developments with
over 100 multi-family units. With the 72 units on Lot I (Tramore Senior Apartments), and the
proposed 64 units on Lot 2, the Fire Department is requiring a second access point to this site
prior to issuance of the construction of the 8th four plex. See Fire Department Comments and
Site Specific Condition # 5 below.
E.
Interconnectivitv: Idaho Avenue and Broadway Avenue, approximately 600 feet east of the
subject site, were constructed as stub streets to the west property line of Tremont Subdivision.
Due to the potential extension of Idaho Avenue and Broadway Avenue, a finding was made in
the staff report for Tramore Subdivision (PFP-OI-006), that interconnectivity between the
subject Lot 2, and the undeveloped L-O zoned parcel to the east was necessary for emergency
access. An access easement at the east property line of Lot 2 was not provided with the platting
of Tramore Subdivision. With the previous PP and CUP applications on this site, staff
recommended that internal access between the subject Lot 2 and the vacant 7-acre parcel to the
east (the recently approved Rock Creek Subdivision) be provided. Vehicular and pedestrian
east-west interconnectivity and emergency accessibility is important. However, the Council had
concerns about vehicular cut-through traffic if this site connects to the development to the east.
Therefore, staff recommends that the northern-most. east-west drive aisle be extended to the
east propertv line as an emergencv access drive only. The pavement for the drive aisle shall be
a minimum of20-feet wide, and include curb, gutter and sidewalk. The sidewalk will allow for
pedestrian connectivity between the two developments. See Site Specific Condition #5 below.
NOTE: The City recently approved a development for the 7-acre parcel to the east. The
development, named Rock Creek, includes 100 multi-family units and commercial uses near
Pine Avenue. The Rock Creek plat proposed a drive aisle that aligns with the northern drive
aisle of the subject site. This driveway will serve as the secondary (emergency) access, as
determined by the emergency service providers.
Landscaping: The Landscape Plan submitted with the preliminary plat application prepared by
Rennison Engineering, labeled Sheet LI.O, and dated 12/10/03, is approved with the following
modifications:
a. Several trees are proposed within an irrigation easement for the Rutledge Lateral
and the Ninemile Drain. Any proposed trees in irrigation easements require a license
agreement. If a license agreement for the proposed landscaping within the irrigation
PP-04-018 & CUP-04-0l8
Roundtree Round2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: July 15, 2004
Page 8
easements can not be obtained, the trees shall be planted within the outside of the
easements.
b. The proposed types of trees indicated in the legend are acceptable. With the
submittal of the final plat, each tree proposed should be specifically identified in the
proposed planting location and cross-referenced in the legend. In accordance with
MCC 12-13-7-4, a minimum of 4 species of trees shall be planted on site.
G.
Fencing: No fencing is proposed as part of the preliminary plat application. At the previous P &
Z Commission hearing, the Commission made a recommendation that fencing between the
units be prohibited. This recommendation was made to reduce the potential hazards associated
with life safety responses. In order to limit obstructions for emergency services, staff
recommends that fencing along side lot lines be prohibited. If the Applicant intends to install
any permanent fencing within the subdivision, 10 copies of fencing details must be submitted at
least 10 days prior to the City Council hearing. A detailed fencing plan shall be submitted upon
application of the fmal plat (MCC 12-4-10.F.3). If no permanent fencing is provided,
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.
See Site Specific Condition #7 below.
H.
Piping of Ditches: Meridian City Code 12-4-13.A.l requires all irrigation ditches, laterals or
canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous,
or which canals, ditches or lateral touch either or both sides of the area being subdivided, to be
covered and enclosed with tiling or other covering equivalent in ability to detour access to said
ditch, lateral or canal. The Applicant is proposing to tile the Rutlege Lateral abutting the
southern boundary. The Applicant is proposing to leave the Ninemile Drain, a natural
waterway, open. Staff recommends that the Applicant not be required to cover/tile the Ninemile
Drain because it is a natural waterway that should be protected. This recommendation is
consistent with previous Council action. In accordance with Meridian City Code, the Applicant
should be required to tile or cover any other irrigation ditches, laterals or canals that cross,
intersect or lie adjacent to the subject site. See Site Specific Condition #8 below.
L
Pressure Irrigation: The Applicant has indicated that the pressurized irrigation system within
this development is to be owned by the Owners Association and operated by NMID.
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 fmal plat by the City
Engineer. A draft copy of the pressurized irrigation system O&M manual must be submitted
prior to plan approval. See Site Specific Condition #9 below.
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT)
PP-O4-018 &CUP-04-018
Roundtree Round2.PP.CUP.doc
7.
Mayor, Council, and P&Z Commission
Hearing Date: July IS, 2004
Page 9
I.
All conditions of the previously approved development agreement, Tramore Subdivision (PFP-
01-006), and the current Conditional Use Permit (CUP-04-018) application shall also be
considered conditions of the Preliminary Plat (PP-04-018).
2.
The modified development standards, including reduced side and rear setbacks, and reduced
fTontage requirements, are approved as requested. Side setbacks shall be a minimum of 5-feet
to property line (minimum IO-feet between permanent structures). Rear setbacks shall be a
minimum of 10 feet. There is no minimum street fTontage requirement for the lots within the
proposed subdivision.
3.
Provide the City with a copy of a recorded cross-access easement for all of the lots within the
subdivision to utilize the drive aisle easement as access to the public street system.
4.
Prior to issuance of any building permits, a permanent vehicular crossing of the Ninemile Drain
shall be constructed.
5.
Provide a Fire Department approved secondary access to the site. Extend the northern most
drive aisle to the east property line to provide secondary (emergency) and pedestrian access
between the subject site and the recently approved Rock Creek Development. Construct the
drive aisle to be a minimum of 20-feet wide with curb, gutter and sidewalk. Unless otherwise
approved by the Meridian Fire Department, provide a 20-foot wide swing or sliding gate
equipped with a knoxbox padlock at the eastern terminus ofthe drive aisle.
6.
The landscape plan (Sheet LI.O, dated 5/13/04 by Rennison Engineering) is approved with the
following changes:
a. A license agreement fTom Nampa Meridian Irrigation District for the proposed
landscaping within the easement for the Rutledge Lateral and the Ninemile Drain
may be required. Prior to signature of the final plat, submit said license agreement.
If a license agreement for the proposed landscaping can not be obtained for the
proposed landscaping within the irrigation easements, trees shall be planted in
accordance with MCC outside of the easements. Make any changes necessary on the
landscape plan.
b. With the submittal of the landscape plan for the final plat, identify the species of
each proposed tree and cross-reference the tree in the legend. In accordance with
MCC 12-13-7-4, a minimum of 4 species of trees shall be planted on site.
Place a note on the face of the final plat stating: "No fencing shall be built closer to any
building than five feet per story." If the Applicant intends to install any permanent fencing
within the subdivision, 10 copies of fencing details must be submitted at least 10 days prior to
the City Council hearing. 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, 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.
PP-04-018 & CUP-04-018
Roundtree Round2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: July 15, 2004
Page 10
8.
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 tile or cover any
other irrigation 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.
9.
Underground vear-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. 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.
10.
Sewer and water service shall be via main line extension ITom 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 standard forms of easements, for any mains that
are required to provide service.
11.
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 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.
STANDARD CONDITIONS (PRELIMINARY PLAT)
I. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
2.
3.
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.
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.
PP-O4-018 & CUP-04-018
Roundtree Round2.PP.CUP.doc
9.
11.
12.
Mayor, Council, and P&Z Commission
Hearing Date: July IS, 2004
Page 11
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 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 ITom 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 areas (detention/retention 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 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 I-foot above groundwater.
7.
The Applicant 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
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.
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 all common areas shall be the responsibility of the Roundtree Owners
Association.
Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the Applicant of responsibility for compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
CONDITIONAL USE PERMIT ANALYSIS
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):
PP-O4-018 & CUP-O4-018
Roundtree Round2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: July 15, 2004
Page 12
A.
That tbe 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. The Applicant has asked, through the Planned Development, to modifY specific
development standards.
Relief from the frontage and setback standards were specifically requested in the conditional
use permit/planned development application. The proposed buildable lots do not meet the
frontage requirement of the L-O zone (50-feet). The Applicant is proposing shared drive aisles,
rather than public streets, for lot access/frontage. Staff is supportive of the requested deviations
because all of the proposed buildable lots within the subdivision have access to the shared drive
aisle easement 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.
Staff finds that the site is large enough to accommodate the vroposed uses and all vards. open
spaces. parking. landscaping and other features reQuired bv ordinance and/or bv modifying the
reQuirements through the planned development process.
B.
That tbe proposed use and development plan will be harmonious willi tbe Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The subject site is designated "High Densitv Residential" on the Comprehensive Plan Future
Land Use Mav. Chapter 7 of the Comprehensive Plan defines High Density Residential as areas
allowing for the development of multi-family homes in areas where urban services are
provided.
Staff finds that the proposed development is harmonious with and in accordance with the
adopted Comprehensive Plan and in general conformance with the reQuirements of the Zoning
Ordinance and that the development plan is consistent with the recorded development
agreement approved bv the City for this site. provided the Commission and Council grant the
requested planned development.
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 tbe essential character of the
same area;
Staff is supportive of the redesigned site plan which includes various building orientations and
added architectural features, a significant amount of open space, and residential densities
consistent with the Comprehensive Plan and adjacent uses (Tramore Senior Center and Rock
Creek). The vinyl siding that was originally proposed for the buildings has been replaced by
textured hard board siding. A private patio space with privacy fencing is proposed for each
unit. Also, the Applicant has included provisions within the submitted CCR's that prohibit
improvements from falling into disrepair (Article 4, Section 7). If a property does fall into
PP-O4-018 & CUP-o4-018
Roundtree Round2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: July 15,2004
Page 13
disrepair to create a dangerous, unsafe, unsightly, or unattractive condition, or damages
property of facilities on or adjoining the lot, the Association has the ability to bring the property
into compliance and charge the owner for the required improvements. This provision along
with the Architectural Control Committee's ability to approve/deny above ground changes,
should allow the construction, operation, and maintenance of the development to be compatible
with other uses in the area. Staff finds that if the Applicant complies with the conditions
outlined in this report. the general design. construction. operation. and maintenance should be
compatible with other uses in the general neighborhood and with the existing or intended
character of the area.
D.
That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
Neighbors in the area have commented that the traffic on Pine Avenue is already poor and that
this development will worsen the current situation. There were other concerns, ITom both the
Council and the Neighbors, with a high-density development sharing a driveway with the
Tramore Senior Apartments (a 55 and older community). Based on testimonv and letters
received ITom nearbv propertv owners when the previous development plan CPP-03-045 &
CUP-03-69) went through the process. staff recommends that the Commission and Council relv
upon public testimonv. staff's analvsis. and other agencv comments when determining if the
proposed uses will adverselv affect the other properties in the vicinitv.
E.
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;
Sanitary sewer and water service is proposed via extension to the site ITom the existing main
lines in the shared drive serving the Tramore development.
On January 9, 2004, and again on June 25, 2004, a joint agency/department comments meeting
was held with representatives of key service providers to this property. See detailed conditions
ITom these agencies at the end of this report. ACHD staffhas approved this application, with
site-specific conditions as well as their standard requirements. The Commission and Council
should reference any written or verbal testimony submitted by the Meridian Police and Fire
Departments regarding their ability to adequately service this project.
F.
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;
If approved, the developer will be required to finance the extension of sewer, water, utilities
and pressurized irrigation to serve the project. The primary public costs to serve the site will be
fire and police services. Staff finds there will not be excessive additional requirements at public
cost and that the proposed use will not be detrimental to the community's economic welfare.
PP-04-018 & CUP-O4-018
Roundtree Round2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: July 15, 2004
Page 14
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;
As this site builds out, it will produce additional traffic on nearby arterial roadways.
According to ACHD traffic counts on Pine Avenue, east of Linder Road, there were 5,482
vehicle trips per day on 12-10-02. Pine Avenue is currently improved with 2-traffic lanes, 2-
bike lanes with curb, gutter and sidewalk on both sides of the roadway. This segment of Pine
Avenue is not included in the District's Five Year Work Program or Capital improvements
Plan. Staff recognizes the fact that traffic and noise will increase with the development of this
site. However, staff does not anticipate that the development of this site will create excessive
traffic, noise, smoke, fumes, glare, or odors.
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;
ACHD staff has reviewed and approved one vehicular approach to the site ftom Pine Avenue.
Please review the ACHD report for this project for additional information regarding this
finding.
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,
The Applicant is proposing to leave the Ninemile Drain open abutting the site. Staff finds that
the Ninemile Drain is a significant natural feature that should be protected through standard
stormwater and run-off management practices. The applicant has indicated that the property is
outside of the flood zone of Nine-Mile Creek, with the exception of Zone "A" which is
contained in the creek channel. Staff is not aware of any other natural or scenic feature(s) of
major importance in the area that may be affected by the proposed development.
SPECIAL CONSIDERATIONS (CONDITIONAL USEIPD)
A. Reduced Standards: The Applicant has requested approval of a PD to allow reduced
development standards including, reduced building setbacks and ftontage requirements. As
noted in the Conditional Use Permit Analysis above, staff recommends approval of the
requested modifications of standards because the proposed buildable lots within the subdivision
have access to the common drive easement and the proposed lots can accommodate the
proposed building envelopes with a modification to the standard setbacks.
Setbacks: The Applicant has requested that the required side setbacks for the buildings be
reduced to 5 feet (minimum 5 feet between buildings or other permanent portion (stairway,
etc.) to property line). The Applicant has also requested that the required rear setback for the
buildings be reduced to 10 feet. Staff is supportive of allowing a minimum 10 feet (5 feet to
property line) of separation between the sides of the proposed multi-family buildings, and a
minimum of 10 feet ftom the rear of the buildings to property lines, because the Applicant has
requested this as part of the Planned Development and because this modification will allow for
PP-04-018 & CUP-04-0l8
Roundtree Round2.PP.CUP.doc
D.
Mayor, Council, and P&Z Commission
Hearing Date: July 15, 2004
Page 15
the higher densities as envisioned with the Comprehensive Plan for this area without sacrificing
the integrity of the site.
NOTE: Construction materials used on the structures with modified setbacks/separation 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.
Frontage: Essentially, the proposed drive aisles equate to a private travel network that all ofthe
multi-family lots will share. As long as a cross-access agreement is provided for all of the lots
to use the proposed 25-foot wide drive aisles, staff believes that the proposed drive aisles meet
the intent of the standard frontage requirement. Staff is supportive of the requested lot frontage
deviations because all of the proposed buildable lots within the subdivision have access to the
proposed drive aisle easement. See Site Specific Condition #2 below.
B.
Amenities: As part of the PD, the Applicant is proposing to construct a centralized picnic area
complete with a sand court and a shelter on common Lot 14, Block I. There are two other
common lots proposed, Lot I and Lot 7, Block 1. In addition to the sand court and picnic
shelter amenities on Lot 14, approximately 1.2 acres (21 %) of the site will be preserved in open
space. Staff is supportive of the proposed amenities as they appear to be appropriate to the size
and uses of the proposed development. The Council should review the proposed amenities and
determine if they are "appropriate to the size and uses of the proposed development" See Site
Specific Condition #3 below.
C.
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 developments shall provide each dwelling
unit with at least 100 square feet of use able private open space, such as a patio or deck. In the
Applicant's submittal letter, it is stated that each unit will be provided with adequate private
open space and that 21% of the site is common open space.
The subject site plan is different than the previous site plan in that the Applicant has
incorporated more of the site into open space (by losing 8 units) and is proposing to provide
1O0-square feet of private useable open space per unit (48-square feet proposed previously).
The 1O0-square feet include a patio area with an overhead cover and a privacy fence (see
diagram on the submitted landscape plan). Staff is supportive of the proposed common and
private open space as proposed. See Site Specific Conditions #4 & #5 below.
ParkingfDrive Aisle Design: Meridian City Code (MCC) 11-13-5 requires 2 parking stalls per
multi-family dwelling with 3 or more units. In accordance with MCC, the Applicant is
proposing 8 parking stalls (7 standard and 1 van-accessible stall) per four-plex structure. In
PP-O4-018 & CUP-{)4-018
Roundtree Round2.PP.CUP.doc
F.
Mayor, Council, and P&Z Commission
Hearing Date: July IS, 2004
Page 16
accordance with MCC Il-13-4.F, all of the proposed parking stalls are 9-feet wide by 19-feet
long. All parking for each four-plex structure is provided for within the individual lot. All
parking and areas of circulation should be paved, striped, and meet the minimum dimensional
requirements outlined above. See Site Specific Condition #6 below.
E.
Multi-Use Pathwavs: In 1996, COMPASS adopted the pathway recommendations laid out in
the Ridge-to-Rivers Pathway Plan (1996). The goals of the plan include developing a bikeway
and pathway system that encourages non-motorized transportation and enhances recreational
opportunities. The Union Pacific Railroad cooridor abutting the south property line is shown as
a proposed multi-use pathway in Figure VI-3 (Off-Street Multiple-Use Pathways) in the
adopted Comprehensive Plan. There is also a multi-use pathway shown adjacent to the
Ninemile Drain in the Comprehensive Plan.
With the development of the Tramore Senior Apartments on Lot 1, a pathway was constructed
on the north side of the Ninemile Drain. This pathway aligns with the pathway constructed in
the Tremont Subdivision. When the vacant 7-acre parcel to the east develops (Rock Creek), the
developer will connect the Tremont section of the path with the subject section ofthe path. The
only missing link is the section on the west side of the existing drive aisle. The Applicant
should construct a pathway on the north side of the Ninemile Drain, ITom the west property line
to the edge of pavement of the existing driveway (approximately I2-feet long). This pathway
stub will allow pedestrians to traverse ITom Tremont Subdivision, through Rock Creek and
across the subject site, unimpeeded. The pathway stub also allows for the pathway to be
extended when the property to the northwest of the site develops (undeveloped portion of
Sunbridge). (See Site Specific Condition #9 below)
In the past, the City has not required the construction of a pathway within the Union Pacific
Railroad cooridor, but has required developers that abut the future pathway to provide a
minimum of5-feet oflandscaping. Consistent with previous Council action, the Applicant
should not be required to construct a multi-use pathway adjacent to the southern boundary, but
should be required to provide a minimum of 5-feet oflandscaping along the south property line.
The Applicant is proposing a 33-foot wide setback along the southern boundary of the project.
There is an existing 25-foot wide irrigation easement within the rear setback. At a minimum,
the Applicant should be required to plant trees in accordance with MCC (1 tree per every 35-
lineal feet). See Site Specific Condition #7 below.
Sanitary Services: The Applicant should coordinate the design and location of dumpster
locations with SSC. Prior to Certificate of Zoning Compliance (CZC) submital, the Applicant
should submit a site plan, approved by SSC, for the proposed trash enclosure location and
design. All dumpsters must be screened in accordance with MCC ll-I2-l.C. Trash enclosures
must be built in the location and to the size approved by SSC. See Site Specific Condition #8
below.
SITE SPECIFIC CONDITIONS (CONDITIONAL USE)
l. All conditions of the previously approved development agreement, Tramore Subdivision (PFP-
01-006), and concurrent Preliminary Plat (PP-04-0l8) shall also be considered conditions of the
Conditional Use Permit (CUP-04-0l8).
PP-O4-018 & CUP-{)4-0l8
Roundtree Round2.PP.CUP.doc
9.
10.
II.
Mayor, Council, and P&Z Commission
Hearing Date: July IS, 2004
Page 17
2.
The project shall conform to the modified dimensional standards, as follows:
1. No minimum ftontage requirements for the lots within the proposed development.
2. Minimum lO-foot rear setback; minimum 5-foot side setback (measured to property
line); minimum 20-foot ftont setback.
Construction materials used on the structures with modified setbacks/separation shall be
approved by City of Meridian Building Department and in accordance with the most recent
Uniform Building Code.
3.
As amenities for the planned development, construct a picnic area complete with a sand court
and a picnic shelter on Lot 14, Block I.
4.
Provide common open space that equals or exceeds ten percent of the gross land area for the
multi-family portion of the development, as proposed.
5.
Provide each dwelling unit with at least one hundred square feet of use able private open space,
such as a patio or deck, as proposed on the landscape plan.
6.
Provide parking for each four-plex structure within each individual lot. All parking and areas of
circulation should be paved, striped, and meet the minimum dimensional requirements of
Meridian City Code.
7.
Provide a minimum 5-foot wide landscape buffer along the southern boundary of the
development. Said landscape buffer may be included within the existing irrigation easement if a
license agreement for landscaping is obtained ftom the Nampa Meridian Irrigation District
(NMID). If the Applicant is unable to obtain a license agreement ftom NMID, provide a
minimum 5- foot wide landscape buffer outside of the NMlD easement.
8.
The Applicant shall 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 a revised site plan, stamped approved by SSC, for the proposed trash enclosure
location and design. All dumpster(s) must be screened in accordance with MCC 11-12-I.C.
Construct a pathway on the north side of the Ninemile Drain, ftom the west property line to the
edge of pavement of the existing driveway (approximately 12-feet long). Said pathway shall be
a minimum of 5- feet wide and constructed to align with the existing pathway on the east side of
the driveway.
All internal sidewalks shall be constructed in accordance with MCC 12-5-2.K.
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) ftom the Meridian Planning and Zoning Department
(MCC 11-19-1).
PP-04-0 18 & CUP-O4-0 18
Roundtree Round2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: July IS, 2004
Page 18
12.
Prior to obtaining certificate(s) of occupancy, aH development improvements, including
perimeter fencing, irrigation, and landscaping shaH be instaHed. Prior to signature of the fmal
plat(s) by the City Engineer, a letter of credit or cash surety in the amount of 110% will be
required for aH fencing, landscaping, pressurized irrigation, amenities, sewer, water, etc.
13.
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.
Other Agency/Department Comments & Conditions
SANITARY SERVICES COMPANY (SSe)
1. Approaches to the trash enclosures shall aHow SSC trucks to access the enclosure without a vehicle
parked in fi-ont of it.
2. Design the enclosures per the standard recommendations of SSC for access, gates, floor/pad,
container stopslbumpers, and dimensions. Coordinate the design with SSC. Approval of the trash
enclosure design will be required prior to submittal of a Certificate of Zoning Compliance permit.
MERIDIAN FIRE DEPARTMENT
I. Acceptance of the water supply for fire protection will be by the Meridian Water Department.
2. Final Approval of the fife hydrant locations shaH be by the Meridian Fire Department.
a. Fire Hydrants shaH have the 4 Ih" outlet face the main street or parking lot aisle.
b. The Fire hydrant shaH not face a street which does not have addresses on it.
c. Fire hydrant markers shaH be provided per Public Works spec.
d. Locations with fire hydrants shaH have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers.
f. Fire hydrants shaH 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 turn around.
4. AH entrance and internal roads shall have a turning radius of 28' inside and 48' outside.
5. Insure that aH yet undeveloped parcels are maintained fi-ee of combustible vegetation.
6. Operational fire hydrants and temporary or permanent street signs are required before combustible
construction begins.
7. Building setbacks shall be per the Building Code for one and two story construction.
8. The roadways shaH be built to Ada County Highway Standards and shaH have a clear driving
PP-O4-018 & CUP-04-018
Round'"e Round2.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: July 15, 2004
Page 19
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.
9. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping.
10. Commercial and office occupancies will require a fire-flow consistent with the Uniform Fire
Code to service the proposed project. Fire hydrants shall be placed an average of 300' apart.
11. Section D 106.1 of the IFC requires two separate approved fIre accesses for developments with
over 100 multi-family units. With the 72 units on Lot 1 (Tramore Senior Apartments), and the
proposed 64 units on Lot 2, the Fire Department is requiring a second access point to this site
(east). A 20-foot wide swing or sliding gate equipped with a knowbox padlock will be required.
STAFF RECOMMENDA nON
Staff supports the overall design of the proposed subdivision (PP-04-018) and the proposed planned
development (CUP-04-018). Staffreconunends approval of the submitted applications with the
conditions listed above.
PP-O4-018 & CUP-O4-018
Roundtree Round2.PP.CUP.doc
--'~-à
,,#fÞšj"
Ada County Highway District
John S. Franden, President
Dave E. Wynkoop 1st Vice President
Susan S. Eastlake, 2nd Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
3775 N. Adams Street
Garden City 10 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellus@ACHD.ada.id.us
June 23, 2004
RECEIVED
JUN 2 5 200'1
To:
Rennison Engineers
50 Broadway Avenue, Suite 13
Boise, Idaho 83702
City of Meridian
City Clerk Office
Subject:
MPP04-018/MCUP04-016
Roundtree Subdivision
1105W. Pine Avenue
On June 23, 2004, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approvai and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6174.
. Sin~~JkQ
~Den Hart~¡(//7 .
V ~~i~r Development Analyst
Right-of-way & Development Services, Planning Division
CC:
Project file, Construction Services, Drainage, Utilities
City of Meridian
Walden Huges
318 Seminole Drive
Nampa, Idaho 83686
.....;'~7t"
. JW. Ada County Highway District
Right-of-Way & Development Department
Planning Review Division
This application does not require Commission action and is approved at the staff level on Tuesday January
20, 2004. Tech Review for this item was held with the applicant on Friday January 16, 2004. Please refer
to the attachment for appeal guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-
6393-fax, atunina@achd.ada.id.us
Based on a re-submittal, this staff report has been revised. Revisions are approved at the staff level
as of June 23, 2004, and are indicated in blue type.
File Numbers:
Site address:
Ap pi ica nt/Rep resentative:
Owner:
Roundtree Subdivision/MPP04-018/MCUP04-016
(M PPO3-045/MC U P03-069-0rig inal)
1105 West Pine Avenue
Rennison Engineers
50 Broadway Avenue, Suite 13
Boise, Idaho 83702
Walden Huges
318 Seminole Drive
Nampa, Idaho 83686
Application Information:
The applicant has submitted an application requesting conditional use and preliminary plat approval to
construct an 18-lot multi-family residential subdivision on 5.70-acres. The site is zoned L-O and is proposed
to contain eighteen 4-plexes and 3-common lots that will utilize a common driveway. The site is located on
the south side of Pine Avenue just east of Linder Road.
Acreage: 5.70-acres
Current Zoning: L-G
Proposed Zoning: L-O
Buildable Lots: 16-lots
Common Lots: 3-lots
2
Vicinity Map
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A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 448 additional vehicle trips per day (0
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2.
Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee wili be based on the impact fee ordinance that is in effect at that
time.
3.
Traffic Impact Study: A traffic impact study was not required with this application.
4.
Site Information: The site is currently vacant.
5.
Description of Adjacent Surrounding Area:
a. North: Navarro Place Subdivision (single-family residential subdivision)
b. South: Rail Road
c. East: 7.48 acres that is currently vacant
d. West: Health Care Facility on 11.340-acres
6.
Impacted Roadways
Pine Avenue:
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
Linder Avenue:
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
50-feet
Collector
East of Linder Road was 5,482 on 12-10-02
Better than C
35 MPH
None
Arterial
North of Pine Avenue was 9,615 on 12-3-02
South of Pine Avenue was 9,496 on 12-3-02
Better than C
35 MPH
2.
3
7.
Roadway Improvements Adjacent To and Near the Site
Pine Avenue is currently improved with 2-traffic lanes, 2-bike lanes with curb, gutter and sidewalk on
both sides of the roadway.
8.
Existing Right-of-Way
Pine Avenue has a total of 60-feet of right-of-way (30-feet from centerline).
9.
Existing Access to the Site
The site currently has a defined driveway that intersects Pine Avenue at the west property line.
10.
Site History
The District reviewed this site as a part of a preliminary plat (Tramore Subdivision) application in
November 2001.
11.
Capital Improvements Plan/Five Year Work Program
This segment of Pine Avenue is not included in the District's Five Year Work Program or Capital
improvements Plan.
12.
Other Development in Area
On November 6, 2001, the District reviewed this site as a part of a 2-lot commercial subdivision. At
that time, the District required the applicant to dedicate sufficient right-of-way, construct sidewaik on
Pine Avenue and construct the driveway as a curb return type driveway with a minimum 15-foot curb
radii and pavement tapers.
B.
Findings for Consideration
1.
Right-ot-Way and Street Section
District policy requires 70-feet of right-of-way on collector roadways (Figure 72-F1 B). This right-of-
way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached
sidewalks and bike lanes.
District policy 72-F1 B requires collector roadways to be constructed as a 46-foot street section with
vertical curb, gutter and 5-foot detached (or 7-foot attached) concrete sidewalk within 70-feet of right-
of-way withparking prohibited on both sides.
Modification of Policy
District policy generally requires the dedication of 35-feet from centeriine on all collector roadways.
Due to the fact that Pine Avenue is not in the District's Five Year Work Program or Capital
Improvements Plan to be improved in the next 20 years and the fact that Pine Avenue is currently
fully improved on both sides of the road, staff recommends that the applicant not be required to
dedicate additional right-of-way or make additional improvements to Pine Avenue at this time.
Driveways
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
35 to align or offset a minimum of 150-feet from any existing or proposed driveway.
The applicant is proposing to utilize an existing 30-foot wide curb return type driveway that intersects
Pine Avenue approximately 10-feet east of the west property line. This driveway is located
2.
3.
4.
5.
6.
7.
8.
9.
4
approximately 150-feet east of the driveway utilized by the existing Health Care Center and 131h
Street and is located approximately 250-feet west of the existing driveway for lot 1 of Tramore
Subdivision. The existing driveway location meets District policy and should be approved with this
application.
3.
Other Access
Pine Avenue is classified as a collector roadway. Other than the access point that has specifically
been approved with this application, direct lot access to Pine Avenue is prohibited. Notes of this
access restriction should be noted on the final plat.
C.
Site Specific Conditions of Approval
1.
Utilize the existing 30-foot wide curb return type driveway that intersects Pine Avenue approximately
10-feet east of the west property line, as proposed.
2.
Other than the access point that has specifically been approved with this application, direct lot access
to Pine Avenue is prohibited. Notes of this access restriction should be noted on the final plat.
3.
Comply with all Standard Conditions of Approval.
D.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
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.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
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.
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.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
2.
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10.
No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change 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.
E.
Conclusions of Law
1.
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
ACHD requirements are intended to assure that the proposed use/deveiopment will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1.
2.
3.
5
Vicinity Map
Site Plan
Appeal Guidelines
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7
Request for Appeal of Staff Decision
1.
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642. (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Christine H. Donnell
June 22, 2004
RECEIVED
JUN 2 4 2004
City Of Meridian
City Clerk Office
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Roundtree Subdivision will have a significant impact on school enrolhnents
at Peregrine Elementarv. Meridian Middle. and Meridian High School.
We can predict that these homes, when completed, will house two (2) elementary aged
children, five (5) middle school aged children, and four (4) senior high aged students.
Additional students will further compound the current overcrowded situation. Residents
cannot be assured of attending the neighborhood school, as it may be necessary to bus
students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508: The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Sincerely,
~~
Wendel Bigham
Supervisor of Facilities and Construction
~ & ~ '7~ 'Dé4éUa
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
RECEIVED
Phones: Area Code 208
2i!June, 2004
JUN 2 5 2004
OFFICE: Nampa 466-7861
SHOP: Nompa 466-0663
WilliamG. Berg Jr.
City Clerk
City of Meridian
'.~,.
~eridfun,TID 83642
City of Meridian
City Clerk Office
RE:
PP 04-018 Roundtree Subdivision
Dear Will:
Nampa & Meridian Irrigation District requires that a Land Use Change Application be
filed, for review, prior to final platting. Please contact Donna Moore at 466- 7861 for
further information.
All laterals and waste ways must be protected. The District's 9-Mile Drain courses
through the middle of this proposed project. The District's Rutledge Lateral courses
along the south boundary of this proposed project. These easements must be protected
and any encroachment without a signed License Agreement and approved plan, before
any construction is started, is unacceptable.
All municipal surface drainage must be retained on site, If any municipal surface
drainage leaves the site, the Na¡npa & Meridian Irrigatipn District must review drainage
plans. The developer must comply with Idaho Code 31-3805. It is recommended that
irrigation water be made available to all developments within the Nampa & Meridian
Irrigation District.
Thank you,
ßxl6I~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BHldbg
c:
Water Superintend~!:"X.
JohnRenni'onlRe~,,!u.ung., 128 S. Eaglefd., Ste. B;~a;le ill 83616
File - Office/Shop , ~ .",
APPROXIMATEIRRIGABlEACRES
RIVER FLOW RIGHTS 23,000
BOISE PROJECT RIGHTS - 40.000
'r'..::. ~~~TT,.'\~~ CENTRAL DISTRICT HEALTH DEPARTMENT
lfffHEALTH Environmental Health Division
DEPARTMENT
Rezone #
Conditional Use #
'preliminary / Final/ Short E!ä! III éJr;; O/?
T£1?A1ð#-é Su.-ÆDIt//S/f)
01.
02.
03.
04.
05.
06.
07.
;is.
~.
,-"y of Meridi....
City Clerk Office
Return to:
0 Boise
0 Eagle
0 Garden City
)(Meridian
0 Kuna
OACZ
0 Star
RECEߌD...-
JUN 29 2O0It
We have No Objections to this Proposal.
We recommend Denial of this Proposal.
Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
This project shall be reviewed by the Idaho Departm~nt of Water Resources concerning well construction and
water availability.
After wr~approval from appropriate entities are submitted, we can approve this proposal for:
~;:ntral sewage ~mmunity sewage system 0 community water well
0 interim sewage ntral water
0 individual sewage individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division-etjnvironmental Quality:
)Zt"œntral sewage ~~~mmunity sewage system 0 community water
0 sewage dry lines ,.--ntral water
Run-off is not to create a mosquito breeding problem.
jíJo.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
012. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment :J grocery store
)llt4. Please see attached stormwater management recommendatations
015.
0 child care center
-f¡~
Reviewed BY:jY't.
OOHD 9100 Ik,
Review Sheet
C¡~mT~
~ DEPARTMENT
\
MAIN OFFIΠ. 7m N, ARMSTRONG PL . BOISE, 10 83704-0825 . (208) 375-"5211 . fAX 327-8500
To prt!fl(! ll and Ir",,1 db""se end dbobiJity; to promote heollhy lifestyles; end 10 protect end promote the heollh end qnollty of onr environment
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated prior to dischar.ge to the
subsurface to prevent impact to gound water and surface water quality. The
engineers and architects involved with the desÏ4,p1ofthis project1;hould obtain
current best management practices for storm water dispo-sal and design a
stonn water management sysæm that is preventing groundwater' and surfaGe
water degradation. Manuals that could be used for .guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Ada I Boise County Office
707 N. Armstrong PI.
Boise. iO 83704
&1Viro. Health: 327-7499
Family Pionning: 327.7400
Immunizations: 327-7450
Senior Nutrition: 327-7460
WlC: 327-7488
fAA: 327-8500
Serving Valley, Elmore, Boise, and Ada Counties
flmore County Office
520 E. 8th 51. North
Mountain Home, 10 83647
&1Viro. Heafth: ~87-92.25
famiiy Health: 587-4407
WIC:S87-4409
FAA: 587-3521
Vailey -County Offie-e
703 N. 1st 51.
Po. Box 1448
McCail, iD 83638
Ph. 634-7194
FAX: 634-2174
.-,,-"""
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
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CUY OF M1iUD1iJi
July 15, 2004
ITEM #
15
DATE
PROJECT NUMBER
PP 04-018
PROJECT NAME
Roundtree Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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