Cooper Canyon CUP 02-002RECEIVED
NAR 2 ? 2002
CITY OF MERIDIAN
CITY CLERK OFFICE
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST CONDITIONAL USE
PERMIT FOR A 22 4-PLEX UNIT
COMPLEX IN A R-40 ZONE
WILDWOOD DEVELOPMENT, LLC
Applicant
) Case No. CUP -02-002
)
) RECOMMENDATION TO CITY
) COUNCIL
)
)
The property is located east of N. Locust Grove Road and south of East Wilson
Lane.
The owner of record of the subject property is the Lawrence Tuckness Trust of
Meridian.
Applicant is Wildwood Development, LLC of Boise.
The subject property is currently zoned by Ada County There is, however, an
application for annexation and zoning to R-40 before the City Council. The
zoning district of R-40 is defined within the City of Meridian Zoning and
Development Ordinance, Section 11-7-2.
The applicant requests the conditional use permit for construction of 22 4-plex
units (88 units) for a variety of commercial and residential projects. The R-40
zoning 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).
The Meridian Planning and Zoning Commission recognizes that the proposed
application is in compliance with the Meridian Comprehensive Plan.
The use proposed which is the subject of this will, in fact, constitute a conditional
use as determined by City policy.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
THE PROPOSED COOPER CANYON SUBDIVISION FOR A PLANNED DEVELOPMENT -
WILDWOOD DEVELOPMENT, LLC. - Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested conditional use permit as
requested by the applicant for the property described in the application, subject to the
following:
Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
1. Applicant shall meet all of the requirements of the preliminary plat as a condition Of
the Conditional Use Permit.
Since the applicant is intending to have the ability to sell all of the lots to different
builders, said applicant should address the proposed elevations and what elements are
"set in stone" as design standards, for inclusion in the Development Agreement. A
theme for the development must be maintained in order for the project to be
considered a planned development. Existing elevations are acceptable, and all
buildings must substantially comply with the building plans shown. Significant
deviations from the buildings proposed will require a modification to the conditional
use permit.
3. The landscape plan does not include any trees adjacent to the buildings on the four-
plex lots. The Planning and Zoning Commission recommends a requirement of at
least two trees per building lot as a condition of the CLIP. However, the trees will be
the responsibility of the builder at the time of construction, prior to occupancy. This
should be noted on the revised landscape plan.
Two amenities are required as part of a Planned Development. The applicant is
proposing 10% open space and the pathway as their two anaenities. The Planning and
Zoning Commission questions whether the proposed open space as currently designed
meets the intent of the Planned Development ordinance since it is hidden behind all of
the structures, is designed as a stormwater detention area, has no playground
amenities for the residents, and has no common access.
The application text denotes that approximately 20% open space is provided, but
appears to use all of the space around building pads to arrive at this number. Only
common open areas, exclusive of required buffers, can be used for this
calculation. Applicant shall provide a new corrected calculation for open space
that includes only the common areas, excluding the landscape areas on the
individual lots. Slopes must be less than 3:1 per the Landscape Ordinance.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
THE PROPOSED COOPER CANYON SUBDIVISION FOR A PLANNED DEVELOPMENT -
WILDWOOD DEVELOPMENT, LLC. - Page 2
The proposed dumpster locations interfere with visibility for cars backing out of
parking spaces adjacent to the trash enclosures. The layout of these enclosures should
be revised and coordinated with the Sanitary Services Corp. (SSC) and applicant is
required to resolve the differences with Sanitary Services prior to the public heating.
Provide an approval letter from SSC with the application for a Certificate of Zoning
Compliance.
No gating of the main access is proposed or approved. Only gating of the emergency
access is allowed. Design requirements (i.e., break-away gate, etc.) shall be
coordinated with the fire department.
Proposed parking includes 201 parking spaces, which allows for 2 spaces per unit,
plus 6 accessible spaces, plus 19 visitor spaces. Parking shall be installed per the
approved plan and meet all dimensional requirements of the city ordinances.
8. All improvements shall meet all federal requirements of the Americans with
Disabilities Act and the Fair Housing Act.
The Settlers Canal shall be tiled per City Ordinance. However, the Jackson Drain
shall remain open and improved as an amenity to the project with a pathway mad
associated landscaping.
10. All common area landscaping shall be installed prior to the issuance of an occupancy
permit for any home built within the subdivision.
11. The pathway shall be constructed prior to issuance of any occupancy permit.
12. The Planning and Zoning Commission recommend proposed side yard setback of
five (5) feet. Applicant will be required to meet all building code and fire code
requirements.
Adopt the Recommendations of the ACHD as follows:
Special Recommendations to the City of Meridian and the Meridian Fire
Department:
1. Applicant should be required to construct an emergency turnaround located in the
center of the proposed subdivision. Applicant should be required to work with the
Fire Department staff for the location of the emergency tumaround.
The following Site Specific Requirements and Standard Requirements must be met
or provided for prior to ACHD approval of the final plat:
Site Specific Requirements:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
THE PROPOSED COOPER CANYON SUBDIVISION FOR A PLANNED DEVELOPMENT -
WILDWOOD DEVELOPMENT, LLC. - Page 3
Adopt
7.
Construct curb, gutter, 5-foot wide concrete sidewalk, and match paving on Wilson
Lane abutting the parcel. Improvements shall be constructed to match existing
improvements.
Driveways on Wilson Lane shall be located a minimum of 50-feet from any
public Street intersection. The applicant is proposing to locate the driveway
approximately 100-feet east of the west property line. This location meets District
policy and is approved with this application. The applicant is required to pave the
driveway to its full-required width of 24 to 30-feet and to a point 30-feet beyond
the edge of pavement of Wilson Lane.
Applicant is proposing an "emergency access only" located approximately 190-
feet north of the south property line. This access is to be signed "emergency
access only" and/or install bollards for emergency access only. The applicant is
required to pave this access 16 to 20-feet in width and to a point 30-feet into the
project. This emergency access meets District policy and shall be approved with
this application.
Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District
Meet District drainage requirements per section 8000 of the ACHD Development
Policy Manual.
If utility relocation is necessary to construct improvements required with this
development, then all utility relocation costs associated with improving street
frontages abutting the site shall be borne by the developer.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
the Central District Health Department requirements as follows:
The Applicant's central sewage and central water plans must be submitted
to and approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
THE PROPOSED COOPER CANYON SUBDIVISION FOR A PLANNED DEVELOPMENT -
WILDWOOD DEVELOPMENT, LLC. - Page 4