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Home My WebLink AboutRoundtree Subdivision CUP CUP 04-018 MERIDIAN PLANNING & ZONING MEETING July 15, 2004 APPLICANT Big View Builders ITEM NO. 16 REQUEST Public Hearing: Request CUP for a PD for a reducfion fo 1 a-feef for fhe rear setback, minimum 5-foot side setback, minimum 2O-foot front setback and no minimum frontage requirement for lots within proposed development for Roundfree Sub - 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 CITY SEWER DEPT: CITY PARKS DEPT: No Comment fu~ D VV\ v^Nf\J ÁJ A-pP{ðU~ : ctu CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: 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: OTHER: Contacted: ~t.lY\ {I,í ~ù J Emailed: Date:7~\~'\.J~. Staff Initials: PhoneA5ß, )4L{O Materials presented at public meeIIngs shall become property of Ihe City of Meridian. MAYOR TammydeWeerd #OS! e:M;;d¡;n IDAHO CITY HALL (208) 888-4433 - Fax 887-4813 CITY COUNCIL MEMBERS Keith Bird 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 0 STAFF REPORT: P&Z Hearing Date: July IS, 2004 Transmittal Date: July 9, 2004 To: Mayor, City Council and Planning & Zoning Commission Bruce Freckleton, Senior Engineering Tech ~ Craig Hood, Associate City Planner fIIf From: JUt 09 2004 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 jùll, 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 Pennit (CUP) approval for a Planned Development (PD) on 5.7 acres ofIand 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-04-018) 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 frontage in the L-O zone. (See chart below for a comparison and summary of proposed exceptions). PP-OJ-045 & CUP-03-069 Roundtree Round2.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: July 15, 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) IO feet (rear) (setbacks shall be measured from 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 I, Tramore Subdivision, Processed concurrently with Tramore Subdivision was a CUP application for a 72-unit senior apartment complex (CUP-OI -036) on Lot I, Block I. As part of the Tramore Development, a 50-foot wide cross access easement was approved to intersect Pine A venue near the west property line. This 50-foot wide easement is the frontage/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, from 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 I. 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 confignration, 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.Q4-m8 & CUP-04.Q18 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 significantlv 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 permit 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 I West. SURROUNDING PROPERTIES North: Tramore Senior Apartments, zoned L-O/Single-family homes, zoned R-4 (across Pine Avenue) South: Union Pacific Railroad/Vacant, 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 determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: A. The conformance of the subdivision with the 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 I I dwelling units per acre. Staff believes that the proposed density is in accord with the Comprehensive Plan Future Land Use Map designation. The Applicant has requested modifications to the standard setbacks. and fÌ"ontage requirements of the L-O zone. Staff finds that if the Commission and Council grant the Applicant the reauested modifications with the CUP/PD. and the Applicant complies with the conditions included in this rt:port. the lot configuration and overall design of the subdivision would be in general conformance with the City of Meridian Comprehensive Plan. Please see Conditional Use Permit Analysis below for further assessment of the proposed development and associated deviations fÌ"om development standards. PP-04-018 & CUN)4-018 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 existinf! 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 Use/PD section below.) . "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" ITom the National Center for Bicycling and Walking in all land use decisions." (Chapter VI, Goal II, Objective A, Action item 3) This publication encourages jurisdictions to establish bikeway and walkway facilities in new construction and reconstruction projects, in a manner that is safe, accessible and convenient. The 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-04-018 & CUP-04-O18 Roundtree Round2.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: July 15, 2004 Page 5 D. 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 CUP/PD 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 faeilities, 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 jùture 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 financing the extension of sewer, water, utilities and irrigation services needed to serve the project. The primary public costs to serve the future residents will be 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. The public [mandai 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-04-Q18 Roundtree RDund2.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 fmds 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 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 Council or 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 front 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- I). The Applicant has requested that the side setback be reduced to 5-feet (lO-feet between structures), and the rear to 10-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 I (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 frontage. The Applicant is requesting a waiver of the requirement to provide frontage for each lot. In lieu of street frontage, the Applicant is proposing to extend the private drive for access to each lot. The Applicant should PP-04-018 &CUP-04-018 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 DI 06. I 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 ofIdaho 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 onlv. 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 Ninernile 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-O4-Q18 Roundtree Round2.PP.CUP.doc 1. 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 [mal plat (MCC 12-4-1O.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.I 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 southem 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. 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 NMlD. 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 [mal 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 PLAn PP-04-018 & CUP-04-018 Roundtree Round2.PP.CUP.dDc Mayor, Council, and P&Z Commission Hearing Date: July 15, 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-04-0 18). 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 10-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 of the drive aisle. 6. The landscape plan (Sheet LI.O, dated 5113/04 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 fmal 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. 7. 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 IO days prior to the City Council hearing. A detailed fencing plan shall be submitted upon application of the final plat (MCC 12-4-IO.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- I O. PP-04-018 & CUP-04-0I8 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 year-round pressurized irrigation must be provided to all lots within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. 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 !Tom 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. II. 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 plates) by the City Engineer, a letter of credit or cash surety in the amount of I 10% 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-04-018 & CUP-04-0I8 Roundtree Round2.PP.CUP.doc 9. Mayor, Council, and P&Z Commission Hearing Date: July 15, 2004 Page I I 4. All sidewalks shall be constructed in accordance with MCC 12-5-2.K. Prior to signature of the final plates), 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 IOO-year storm events. Side slopes within drainage areas shall not exceed 3:1. Any portion ofa 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 from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 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. II. 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. 12. 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 fwd evidence presented at the hearing(s) is adequate to establish (11-17-3): PP-04-018 & CUP-04-018 Roundtree Round2.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: July 15, 2004 Page 12 A. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this ordinance; On the submitted site plan, the Applicant has shown enough parking to accommodate the proposed uses. The Applicant has asked, through the Planned Development, to modify specific development standards. Reliefftom the ftontage and setback standards were specifically requested in the conditional use pennit/planned development application. The proposed buildable lots do not meet the ftontage requirement of the L-O zone (50-feet). The Applicant is proposing shared drive aisles, rather than public streets, for lot access/ftontage. 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 proposed uses and all vards. open spaces. parking, landscaping and other features required bv ordinance and/or bv modifying the requirements through the I'lanned development process, B. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; The subject site is designated "High Densitv Residential" on the Comprehensive Plan Future Land Use Map. 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. Stafffmds 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 Citv 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 the 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 ftom falling into disrepair (Article 4, Section 7). If a property does fall into PP-04-{)18 & CUP-{)4.0l8 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 bas 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 iftbe Applicant complies with the conditions outlined in this report. the general desÎl!11. construction. operation. and maintenance should be compatible with other uses in the general neighborhood and with the existing or intended character oftbe 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, from 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 from nearbv propertv owners when the previous development plan (PP-03-045 & CUP-03-69) went through the process. staff recommends that the Commission and Council relv upon public testimonv. staff's analYSis. and other agencv comments when determining if the proposed uses will adverseIv 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 shan be able to provide adequately any such services; Sanitary sewer and water service is proposed via extension to the site from 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 from these agencies at the end of this report. ACHD staff has 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 ofthe 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 & CUNJ4-018 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 shaU 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 from 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, s.cenic or historic feature considered to be of major importance. The Applicant is proposing to leave the Ninemile Drain open abutting the site. Staff fmds 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 USE/PD) A. Reduced Standards: The Applicant has requested approval of a PD to allow reduced development standards including, reduced building setbacks and frontage 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 from 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-o4-018 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 of the 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 I. 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 detennine 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.AA 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 100-square feet of private useable open space per unit (48-square feet proposed previously). The 100-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. Parking/Drive Aisle DesÎlm: 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 I van-accessible stall) per four-plex structure. In PP-O4-018 & CUP-Q4-018 Roundtree Round2.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: July 15, 2004 Page 16 accordance with MCC I 1-I3-4.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 I, 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 of the 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, ftom the west property line to the edge of pavement of the existing driveway (approximately 12-feet long). This pathway stub will allow pedestrians to traverse ftom 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 of 5-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 ofIandscaping 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 (I tree per every 35- lineal feet). See Site Specific Condition #7 below. F. 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 I 1-12-I.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) I. All conditions of the previously approved development agreement, Tramore Subdivision (PFP- 01 -006), and concurrent Preliminary Plat (PP-04-01 8) shall also be considered conditions of the Conditional Use Permit (CUP-04-018). PP-Q4-Q18 & CUP-Q4-018 Roundtree Round2.PP.CUP.doc 9. 10. II. Mayor, Council, and P&Z Commission Hearing Date: July 15, 2004 Page 17 2. The project shall conform to the modified dimensional standards, as follows: I. No minimum ITontage requirements for the lots within the proposed development. 2. Minimum 10-foot rear setback; minimum 5-foot side setback (measured to property line); minimum 20-foot ITont 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 witIùn the existing irrigation easement if a license agreement for landscaping is obtained ITom the Nampa Meridian Irrigation District (NMID). If the Applicant is unable to obtain a license agreement ITom NMID, provide a minimum 5-foot wide landscape buffer outside of the NMID 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 1 1-12-1.C. 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 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) ITom the Meridian Planning and Zoning Department (MCC 11-19-1). PP-04-018 & CUP-04-018 Roundtree Round2.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: July 15,2004 Page 18 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 plates) 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. Other Al!ency/Department Comments & Conditions SANITARY SERVICES COMPANY (SSe) I. 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 pennit. MERIDIAN FIRE DEPARTMENT I. 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 Ih" 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 comers. 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 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 PP.04-018 & CUP-04-D18 Roundtree 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 fife-flow consistent with the Uniform Fire Code to service the proposed project. Fire hydrants shall be placed an average of 300' apart. II-Section D1O6.1 of the IFC requires two separate approved fife 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 (east). A 20-foot wide swing or sliding gate equipped with a knowbox padlock will be required. STAFF RECOMMENDATION Staff supports the overall design of the proposed subdivision (PP-04-018) and the proposed planned development (CUP-04-018). Staff recommends approval oftbe submitted applications with the conditions listed above. PP-04-018 & CUP-04-Œ8 Roundtree Round2.PP.CUP.doc ---;;-.-.. ..... f-'"",l' ",' "- .#~~ Ada County Highway District John S. Franden, President Dave E. Wynkoop 1st Vice President Susan S. East/ake, 2nd Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner 3775 N. Adams Street Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail:.tellus@ACHD.ada.id.us June 23, 2004 RECEIVED JUN 2 5 21JO1t To: Rennison Engineers 50 Broadway Avenue, Suite 13 Boise, Idaho 83702 Subject: MPP04-018/MCUPO4-016 Roundtree Subdivision 1105 W. Pine Avenue City of Meridian City Clerk Office 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 approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6174. Sinc:ù '()Q ~Den Ha#7 . V f6se~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 .~;'~it" ~ Ada County Highway District Right-oj-Way & Development Department Planning Rel'Žell' 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.adaJd.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: Roundtree SubdivisionlMPP04-018/MCUP04-016 (M P P03-045/M C U PO3-069-o ri 9 i nal) Site address: 1105 West Pine Avenue Appl i cant/Representative: Rennison Engineers 50 Broadway Avenue, Suite 13 Boise, Idaho 83702 Owner: 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-O Proposed Zoning: L-O Buildable Lots: 16-iots Common Lots: 3-lots 6. 2 Vicinity Map -- 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 will 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 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 Arteriai 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 sidewalk 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-of-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 with parking prohibited on both sides. Modification of Policy District policy generally requires the dedication of 35-feet from centerline 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 4. 5. 6. 7. 8. 9. 4 approximately 150-feet east of the driveway utiiized by the existing Health Care Center and 13'h 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 ciassified as a collector roadway. Other than the access point that has specifically been approved with this appiication, 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 approximateiy 10-feet east of the west property iine, as proposed. 2. Other than the access point that has specifically been approved with this appiication, direct iot 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. 2. All utiiity 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. 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 Manuai, ISPWC Standards and approved supplements, ConstructionServices 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 appiicant 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 appiicable 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 appiicant to verify all existing utilities within the right-of-way. The appiicant at no cost to ACHD shall repair existing utiiities damaged by the appiicant. 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/development 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 6 ~ j -¡-- I I I ~ I k/ 1-- F F!II Wi;i! ;!III !,;¡¡i¡ '1;1 ,,(Ii , -I i ¡ Ii !_m.~ Ii I' 'i '" no,. ""',J I .. !j 1 ! !¡i ¡¡¡ q il" : '1.' ¡ " " - Ii ¡-r;-i~';":':-'-~"N.'__"~ --u-Î'Iü!L~YPLAT'- 'du,:,-:::.;..../:> i-V;;;~-!"u ~ j! ¡ i-:"---- "I ROUNDTREE SUBDIVISION ' ..< / -A'""" , ""--~ ~ --;"-:¡ -I"~--==::- " '~'~D~"'N~~'TaAMO"'"""",,,;"": .KenmSO~nl!mee~ ~ ¡',', --'---~ , ~'T"""D'TION""nm..""""""v."" ' eMI,"""..rin."""S~"&'Io""'".~ __I '1 '_. - Œ """ON"n":".w.....=o~~"",.m...D, "':~~"""'c,:",".~-~'o.,'o""'!OO,;,~-,.,,,,~,-'---- i¡ ,-_c I ,on, ~---, (-~ 0 . , -~ .." .." .....~,.,.;. ---"---!' 1J1'ß ¡ ¡W~;~ ! rí:¡;:',J ~ '{/\\~\"-<" '-~~\, ,'~ ; -;, "\~c-("~'< ! j:Jt,'"'[r,"',¡;:","'~,'-,,"-i(>,~,,."'~,',',',' "','"f,",""'"'",:"",',,',,,,..,,"""',',1 í ilb -11. '- ~~¡, c: '"J:~"";l' !:[r::~I;<tJ~c.>-~r~l~~ [,j),' - :4r~\~~fu, 'f, "", Ii :¡ fiÐ~ilt(¡ ilrfclb~~~~=;~ '~iO~ t 'T;"I~,I---:",j~~f:I-';"'- ï"if I ILL: jt~~:J~,.-~,_jYL Íl- ,~ -"""- , ¡ifJr¡4*-"",;'Y-f=\'-"'--'1 ~ -~i_J¡_- !I ¡¡ "H'Hh+t+-H-;r~+t++-H+..",I'I', ,I '1,11111 II'I',,!: ,IIII':,fH+l++-H-+t+H+ "~._,~ ------- --on,----- -----------,--- --'-------'-'--,-,---,- 'I""' '"r'!!r'!""!"""- .,. "'," 11!: !~ Ii .¡ ¡¡iii ¡ ! 11M ¡¡i ¡ii' I; ¡¡¡I! ii! ;!ì¡ . :11" I' ¡Iii! Iii ,i .i;~ Î,; 'I! 'I" ¡ "I!! ,I i,Ii' !i 11' .i! .:! ,.. I"!'. ,: ,,',j .. "I ¡,I ,j" 'I,' ,-, ¡.,I!I "¡!,,. ;¡ ," "',' l' ~,: ; ! ¡ i¡li' '¡ ¡"~¡ i, í~~ I;¡ I;' ;~¡ ! ; ! !!!¡! Ii '!P' ~; ii' II '¡ ¡I! ¡ ¡ ¡ !!i! !:!!¡¡¡ ¡¡!¡¡n¡ 1;1 II ~ i il r'l I ; I ,. "'Ii J,:¡ 1!!Hnnm !! T! ¡¡ H ii, III D~ I, i f.¡L ¡ p ¡¡ ¡ ï > --------------~~~------------------ z i~i ~ ,~:t m , "'tJ ï > Z ~u@ ¡!II ì , ~ Ii ( JI¡ I ~ I' Ii' ¡I! ~ ¡ II " i~ I' j JJ.... ~Wf~ ¡~ ¡ 1:1 ! ~ BOO i I '(Ill n P¡i i ti ! {:I ~ ~I ,~ 11- 1 . n ¡ . f I"'I~; ~ lit~I¡1 .. Jl!q¡ll1 .1,,;1 JI fir i ~ f ',I , ii 'oy', ~ !;¡ r njlq II r;! "d. 8 $ (Ii) D .. ~ uff~l tlillhld' I ~ '¡'ft~ I p 'I~1f i I § ., ----------;-l~. ~ I ~ I f I ;; I ~ i I I I Sr. 11 ~ --~ :;"'::::' ~== A_"'"",- -- ØA -...-.....-.......""""".. --......,....-..... ! I, ¡I ~ ...,""""" - r , ¡; I! ,3 ~/'-- leanengfneerlng;;:;;' ......:t-~ ~..:.~- 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. 7 æ CENTRAL J.irRËÃlTH DEPARTMENT CENTRAL DISTRICT HEALTH DEPARTMENT R t Environmental Health DivisionRECE\\lEO etu~ ;~ise -11001t DEagle j\)L pridia" 0 Garden City g~~ët:'kOIl":' ~dian 0 Kuna OACZ 0 Star Rezone # Conditional Use # Preliminary / Final/Short Plat ('--ÜP 04 -01 (,. '1<~,~jl.~ {.;,."L 01. 02. 03. 04. 05. 06. 07. 08. 09. We have No Objections to this Proposal. We recommend Denial ot 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 individuai sewage disposal, we will require more data concerning the depth of: 0 high seasonal ground water 0 waste flow characteristics 0 or bedrock trom 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 Departmènt of Water Resources concerning well construction and water availability. After written approval from appropriate entities are submitted, we can approve this proposal for: 0 central sewage 0 community sewage system 0 community water well 0 interim sewage 0 central water 0 individual sewage 0 individuai water The following plants) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quaiity: 0 central sewage 0 community sewage system 0 community water 0 sewage dry lines 0 central water 010. Run-off is not to create a mosquito breeding problem. 0 11. This Department wouid 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 inslalled to meet Idaho State Sewage Regulations. 013. We will require plans be submitted for a plan review for any: 0 food establishment 0 swimming pools or spas 0 beverage establishment 0 grocery store 0 chiid care center 0 14. Please see attached stormwater management recommendatations ~ A/,p ()8Véc17iP'" 7ï' ?tl ,..-,cI...cJ.".....- Date: -L/ 30 /.2..'1.- Reviewed By: ""-- ø~ ~5N/ CDHD 9100 lko Review Sheet ~&~'7~'!)~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 '. ' 2iíJime, 2004 William G. Berg Jr. City Clerk City of Meridian -"','~... Mèridian.Ïù 83642 RECEIVED JUN 2 5 2004 phones: Area Code 208 OFFICE: Nompo 466-7861 SHOP: Nompo 466-0663 City of Meridian City-Clerk Office RE: CUP 04-016/Roundtree Subdivision Dear Will: Nampa & Meridian Irrigation D:lstnt:t has no comment on the Conditional Use Permit for a PD reduction to 10-feet for rear setback, minimum 5-foot side setback, minimum 20- foot ftont setback & no minimum ftontage requirement for lots within proposed development for Roundtree Subdivision. However, a Land Use Change Application must be filed before this project continues. Please contact Donna Moore at 466-786 I for further information. All laterals and waste ways must be protected. All municipal surface drainage must be retained on site. If any municipal surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. The deve¡pper must comply with Idaho Code 31-3805. It is recommended that irrigation water be, made available to all developments within the Nampa & Meridian Irrigation Disnict. Thank you, ß.dß ¡J~ Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg c: Water Superintendent Remrison Eng./50 Broadway, Suite):l, Boise ill 83702 Rider 4 File ¡Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS 23,000 BOISE PROJEG RIGHTS - 40,000 f~'¡¡; ~&~~od 1503 FIRST STREET SOUTH NAMPA,IDAHO 83651.4395 FAX # 208.463-0092 John Rennison Rennison Engineering, PLLC 128 S. Eagle Road, Suite B Eagl~,JQ ~3~:@- RECEIVED JUN 2 5 2DO~ phones: Area Code 208 OFFICE: Nampa 466.7861 SHOP: Nampa 466-0663 23 June 2004 City of Meridian City Clerk Office . . RE: Land Use Change Application - Roundtree Subdivision Dear Mr. Rennison: Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above-referenced development. If this development is under a "rush" to be finalized, 1 would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P. Anderson, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have any questions concerning this matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sincerely, j) ULil-- X. 71¡ ßÚ-- Donna N. Moore, Asst. Secretaryffreasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Will Berg, City Clerk, Meridian City Walden Hughes, 3118 Seminole Dr., Nampa, 10 83686 Ron Babneau, Big View Builders, 4006 Man 0 War, Nampa, 1083686 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS, 23,000 BOISE PROJEO RIGHTS, 40,000