HomeMy WebLinkAboutRoundtree Subdivision CUP
RECEIVED
AUG 1 1 2CD~
City Of Meridian
City Clerk Office
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Roundtree Subdivision
Case No(s).:
PP-04-018, CUP-04-018
Applicant:
Ron Babneau
P&Z Commission Hearing Date: July 15, 2004
Recommendation:
Approve with conditions (all ayes)
Summary of Public Hearing:
. The applicant's representative, John Rennison, testified in favor of the application. He
clarified the proposed storm drain system and possible traffic calming devices along
the entrance drive.
. Maxine Johnson, representing the Tramore Senior Center, testified on the
applications. Her testimony centered on speed bumps and how much better the new
site plan is compared to the previous.
. Key issues of discussion and questioning by Commission included:
. Secondary and emergency access, including cross-access with property to
the east (Rock Creek Subdivision)
Traffic cahning provisions on the flag portion of the lot
Storm drainage
Adding windows to the end of the buildings that are adjacent to common
open space lots.
.
.
.
Key Commission AdditionslModifications to Staff Recommendation:
. The Commission added two (2) Site Specific Conditions to the CUP application. The
first condition requires the applicant to work with staff on traffic calming devices (see
CUP Site Specific Condition #14), and the second condition requires the applicant to
install windows on the second floor of the buildings that are adjacent to common
open space lots (see CUP Site Specific Condition #15). No other changes, additions,
or modifications were made to the staff recommendation.
Outstanding Issues for City Council:
. None.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT
CONSISTING OF 64 MULTI-
FAMILY UNITS, INCLUDING
REDUCED BUILDING SETBACKS
AND REDUCED LOT FRONTAGE
ON 5.7 ACRES IN THE L-O ZONE
FOR ROUNDTREE SUBDIVISION
Case No. CUP-O4-018
RECOMMENDATION TO CITY
COUNCIL
RON BABNEAU,
Applicant
1.
The property is approximately 5.7 acres in size and is located on the south side of
W. Pine Avenue, approximately 1,000 feet east of Linder Road, in Section 12,
Township 3 North, Range I West.
2.
Hughes Properties, LLC, is the current property owner, who has provided
notarized consent for the subject application.
3.
The Applicant is Ron Babneau of Big View Builders.
4.
The subject property is currently zoned L-O. The zoning ofL-O is defined within
the City of Meridian Zoning and Development Ordinance Section 11-7-2.
5.
The applicant requests the Conditional Use Permit for a Planned Development for
multi-family residences with reduced building setbacks and reduced lot frontage.
The Planned Residential Development designation within the City of Meridian
Zoning and Development Ordinance requires a Conditional Use Permit be
obtained for most uses including those requested by the Applicant. (Meridian
City Zoning and Development Ordinance, Section 11-8-1).
6.
The Meridian Planning and Zoning Commission recognizes that the proposed
application is in compliance with the Meridian Comprehensive Plan.
7.
The use proposed which is the subject of this will, in fact, constitute a conditional
use as determined by City policy.
8.
The Planning and Zoning Commission recognizes the concerns of Maxine
Johnson, expressed at the hearing on July 15, 2004.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 5.7 ACRES IN THE L-O ZONE, BY RON BABNEAU - CUP-O4-018
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4.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested Conditional Use Permit
for a Planned Development as requested by the Applicant for the property described in
the application, subject to the following:
A.
Adopt the Special Recommendations of the Planning and Zoning Commission as
follows:
1.
Add Site Specific Condition #14 to page 18 requiring the applicant to: "Work
with Planning & Zoning staff on traffic claming devices on the flag lot entering
said property."
2.
Add Site Specific Condition #15 to page 18 requiring the applicant to: "Install
additional windows on the second floor of those buildings that are adjacent to
open space common lots."
B.
Adopt the Comments and Recommendations of the Meridian Planning & Zoning
and Engineering Departments as follows:
SITE SPECIFIC CONDITIONS (CONDITIONAL USE)
1. All conditions of the previously approved development agreement, Tramore
Subdivision (PFP-OI-006), and concurrent Preliminary Plat (PP-04-018) shall also
be considered conditions ofthe Conditional Use Permit (CUP-04-018).
2.
The project shall conform to the modified dimensional standards, as follows:
. No minimum frontage requirements for the lots within the proposed
development.
. Minimum 10-foot rear setback; minimum 5-foot side setback (measured to
property line); minimum 20-foot front 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.
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.
RECOMMENDA nON TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 5.7 ACRES IN THE L-O ZONE, BY RON BABNEAU - CUP-O4-0 18
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5.
6.
7.
8.
9.
10.
11.
Provide each dwelling unit with at least one hundred square feet of useable
private open space, such as a patio or deck, as proposed on the landscape plan.
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.
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 from the
Nampa Meridian Irrigation District (NMID). If the Applicant is unable to obtain a
license agreement from NMID, provide a minimum 5-foot wide landscape buffer
outside of the NMID easement.
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 ll-12-1.C.
Construct a pathway on the north side of the Ninemile Drain, from 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) from
the Meridian Planning and Zoning Department (MCC 11-19-1).
12.
Prior to obtaining certificate(s) of occupancy, all development improvements,
including perimeter fencing, irrigation, and landscaping shall be installed. 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, 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.
14.
Work with Planning & Zoning staff on traffic clarning devices on the flag lot
entering said property.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 5.7 ACRES IN THE L-O ZONE, BY RON BABNEAU - CUP-O4-018
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15.
C.
Install additional windows on the second floor of those buildings that are
adjacent to open space common lots.
Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Utilize the existing 30-foot wide curb return type driveway that intersects Pine
A venue 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 [mal plat.
3.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2.
All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
3.
Replace any existing damaged curb, gutter and sidewalk and any that may be
damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
4.
Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District. Contact the District's Utility Coordinator at
387-6258 (with file numbers) for details.
5.
All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
6.
The applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required
design changes.
7.
Construction, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
8.
Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #198, also known as Ada County Highway District
Road Impact Fee Ordinance.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 5.7 ACRES IN THE L-O ZONE, BY RON BABNEAU - CUP-O4-0 18
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9.
It is the responsibility of the applicant to verify all existing utilities within the
right-of-way. The applicant at no cost to ACHD shall repair existing utilities
damaged by the applicant. The applicant shall be required to call DIGLINE (1-
800-342-1585) at least two full business days prior to breaking ground within
ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
10.
No change in the terms and 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.
D.
Adopt the Meridian Fire Department Recommendations as follows:
1.
Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
2.
Final Approval of the fire hydrant locations 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'.
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.
All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside.
5.
Insure that all yet undeveloped parcels are maintained free of combustible
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 5.7 ACRES IN THE L-O ZONE, BY RON BABNEAU - CUP-O4-018
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2.
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 shall be built to Ada County Highway Standards and shall have a
clear driving surface, available at all times, which is 20' wide. Streets with less
than a 29' street width shall have no parking. Streets with less than 33' shall have
parking only on one side
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 of300' apart.
11.
Section Dl06.1 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 knoxbox padlock will be required.
E.
Adopt the recommendations of the Sanitary Services Company (SSC) as follows:
1.
Approaches to the trash enclosures shall allow SSC trucks to access the enclosure
without a vehicle parked in front of it.
2.
Design the enclosures per the standard recommendations of SSC for access, gates,
floor/pad, container stops/bumpers, and dimensions. Coordinate the design with
SSC. Approval of the trash enclosure design will be required prior to submittal of
a Certificate of Zoning Compliance permit.
F.
Adopt the Recommendations/Comments of Joint School District No.2 as follows:
1.
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 Elementary, Meridian Middle, and Meridian High School.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 5.7 ACRES IN THE L-O ZONE, BY RON BABNEAU - CUP-O4-018
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3.
We can predict that these homes, when completed, will house twenty-two (22)
elementary aged children, nineteen (19) middle school aged children, and fifteen (15)
senior high aged students. Additional students will further compound the current
overcrowded situation.
4.
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.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 5.7 ACRES IN THE L-O ZONE, BY RON BABNEAU - CUP-O4-018
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