HomeMy WebLinkAboutP & Z Item Packet PP 05-012
PPO5-012
MERIDIAN PLANNING 8. ZONING MEETING April 21, 2005
APPLICANT Quasar Development, LLC ITEM NO. 14
REQUEST Public Hearing - Request for Preliminary Plat approval of 8 building lots
and 3 common lots on 4.63 acres in a proposed L-Q zone for Wyndstone Place
Subdivision.. 1151 South Wells Street
AGENCY
COMMENTS
CITY POLICE DEPT:
CITY FIRE DEPT:
/Mrr7~
Ap p rovat
See attached staff report -I?J C / c
3-D
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
See attached comments
No comment
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See attached comments from lID / See attached letter from Ross Erickson
Contacted: $.h..ú..{) /'l N I~ Date: 4-1 q Phone: c¡ ,)J' - 3J5 / d
Emailed: ~ht!4J'n@Ia..nJCe(!$uJ~.Ad- Staff Initials: ~
Materials pre.ented at pubUc meeting. thall become praperty of !he City of Meridian.
MAYOR
Tammy.de Weerd
LEGAL DEPARTMENT
(208) 466-9272 'Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 . Fax 898-9551
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
MEMORANDUM:
Transmittal Date: April 14, 2005
Hearing Date: April 21, 2005
To:
Mayor, City Council and Planning & Zoning Commission
From:
Craig Hood, Associate City Planner (1# {II¡ (,
Michael Cole, Development Services Coordinator I' \
AP~¡ 1 4 2ÜiJ5
Re:
Wvnstone Place Subdivision
. Request for Annexation and Zoning (AZ) Approval of 4.63 Acres ITom
RUT (Ada County) to L-O (Limited Office District), by Quasar
Development, LLC (File No. AZ-05-010)
.
Request for Preliminary Plat (PP) Approval of Eight (8) Buildable Office
Lots and Three (3) Common/Other Lots on 4.63 Acres in a Proposed L-O
Zone for Wyndstone Place Subdivision, by Quasar Development, LLC.
(File No. PP-O5-012)
.
Request for Conditional Use Permit (CUP) Approval for a Planned
Development (PD) for a Professional Office Complex on 4.63 Acres in a
Proposed L-O Zone with a Request for Reduced Building Setbacks and
Reduced Lot Frontages, by Quasar Development, LLC (File No. CUP-O5-
014)
We have reviewed these submittals and offer the following comments and conditions of the
applicant. These conditions shall be considered injùll, unless expressly modified or deleted by
motion of the Meridian City Council:
APPLICATION SUMMARY
The applicant, Quasar Development, LLC, has requested Annexation and Zoning (AZ),
Preliminary Plat (PP) and Conditional Use Permit (CUP) approval for a Planned Development
(PD) to construct a professional office complex consisting of eight new buildings on 4.63 acres
in a proposed L-O zone. The proposed buildable lots range ITom 12,676 square-feet to just over
I-acre (47,088 square-feet) in size. The site is located on the southwest comer of Wells Street
and Wells Circle, directly north of the westbound on-ramp for Interstate-84. Access to the site is
proposed via two new driveways. One driveway to the site is located off ofW ells Drive and one
driveway is located off of Wells Circle.
The site is currently zoned RUT in Ada County and designated for "Office" use on the
Comprehensive Plan Future Land Use Map. The subject property is commonly known as Lot 19
AZ-05-0 10 I PP-O5-Q 121 CUP-Q5-0 14 Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 2
of Amended Magic View Subdivision, which was recorded in 1983. There is an existing home
and some outbuildings on the site that are proposed to be removed.
Over the past few years, two hotels, multiple office buildings, and a residential subdivision
(Woodbridge) have been constructed near this parcel. The applicant states, in the submittal
letter, that the proposed project will provide an excellent buffer and transition between the
residential properties to the west and the more intense commercial uses to the east (see the
applicant's submittalletter).
The applicant is proposing to install landscaping around the entire perimeter of the site. Meridian
City Code (MCC) requires a 35-foot landscape buffer along the 1-84 on-ramp (an Entryway
Corridor), a 20-foot wide land use buffer along the north and west property lines abutting the
single-family uses, and lO-foot wide landscape buffers along Wells Street and Wells Circle
(local/commercial streets). See Preliminary Plat Special Considerations for more information
regarding landscape buffers.
As part of the Planned Development, the applicant is requesting reduced lot frontages and reduced
building setbacks. MCC 11-9-1 requires 50-feet of street frontage per lot. Five of the eight
buildable lots do not have frontage on Wells Street or Wells Circle. In lieu of frontage, the
applicant is proposing to record cross-access easements for all of the lots to utilize the drive aisles
as access the public street system. MCC 11-9-1 requires a 20-foot rear building setback and 20-
foot street side setback. The applicant is requesting to reduce the rear and street side setbacks to
10 feet. The proposed modifications are detailed below. The applicant is not requesting any other
modifications to the dimensional standards of the requested L-O zone or other City Ordinances as
part of the PD.
L-O Zone:
Lot Frontage- City Minimum Requirement
50-feet
Proposed Minimum
0
Setbacks-
City Minimum Requirement
20-foot (front)
20-foot (rear)
5-feet per story (side)
20-foot (street side)(local street)
Proposed Minimum
20-foot (front)
10-foot (rear)
5-feet per story (side)
lO-foot (street side)(local street)
The proposed PD amenities include water features on Lots 10 and 11, and a sitting area on Lot
11. The amenities are depicted on the submitted landscape pIan, and are described in the
applicant's letter accompanying the CUP/PD application. See CUP/PD Special Considerations
below for a detailed analysis of the proposed amenities and the design thereof.
The subject property is within the Urban Service Planning Area. The subject applications (AZ,
PP and CUP) were submitted concurrently to the Planning & Zoning Department for review.
AZ-OS-OlO IPP-QS-O12/CUP-OS-O14
Wyndstnne Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 3
Staff recommends approval of the subject Annexation and Zoning (AZ-O5-010), Preliminary
Plat (PP-O5-012) and Conditional Use Permit (CUP-O5-014) with the conditions outlined in
this report.
LOCATION
The subject property is located on the southwest comer of Wells Street and Wells Circle, directly
north of the westbound on-ramp for Interstate-84 in Section 17, Township 3 North, Range 1 East.
SURROUNDING PROPERTIES
North: Single-family residential, zoned RUT & Rl (Ada County).
South: Interstate-84 on-ramp, zoned l-L.
East: Hotel, zoned CoG.
West: Single-family residential, Locust Heights Subdivision, zoned R-l (Ada County).
Over the past few years, two hotels, multiple office buildings, and a residential subdivision
(Woodbridge) have been constructed in and around Magic View Subdivision. However, there
are several rural residences in this area that have not incorporated into the City.
OWNER OF RECORD
The owner of record is B & F Enterprises, and James Fuhrman has given consent for Quasar
Development and Ross Erickson to submit the requested applications.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments,
both the P&Z Commission and Council are required "to review the particular facts and
circumstances of each proposed zoning amendment in terms of the following standards and
shall find adequate evidence answering the following questions about the proposed zoning
amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
A.
Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, if not, has there been an application for a Comprehensive Plan
amendment;
In Chapter VII of the Comprehensive Plan, 'office' is defined as areas providing
opportunities for 10w-impact business. Uses would include offices, technology and
resource centers; ancillary commercial uses may be considered. Staff finds that the
requested zoning designation, L-O, is harmonious with and in accordance with the 2002
Comprehensive Plan and the Future Land Use Map, which designates the land to be
"office".
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to
AZ-05.o10 IPP.o5-012/CUP.o5.o14
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 4
this application (staff analysis is in italics below policy):
. "Permit new. . . commercial development only where urban services can be
reasonably provided at the time of final approval and development is contiguous to
the City." (Chapter IV, Goal I, Obj. A, #6)
The site is currently contiguous to the Meridian City limits. Sanitary sewer and water
to serve this development is currently available in South Wells Circle, and from a
sewer main running along the western property boundary.
.
"Require all commercial businesses to install and maintain landscaping." (Chapter V,
Goal III, Obj. D, #5)
Staff has included conditions for landscaping within this report.
.
"Consider' Accommodating Bicycle and Pedestrian Travel: A Recommended
Approach' from the National Center for Bicycling and Walking in all land use
decisions." (Chapter VI, Goal II, Obj. A, #3)
This publication encourages jurisdictions to establish bikeway and walkway facilities
in new construction and reconstruction projects, in a manner that is safe, accessible
and convenient. The applicant will be required to construct 5-foot wide sidewalks
adjacent to Wells Street and Wells Circle as conditions of approval.
.
"Plan for a variety of commercial and retail opportunities within the Impact Area."
(Chapter VII, Goal I, Objective B)
Stqff believes that the proposed L-O zone contributes to the variety of uses in this
area, as envisioned with the Comprehensive Plan.
. "Require screening and buffering of commercial and industrial properties and
residential use with transitional zoning." (Chapter VII, Goal IV, Obj. A, #6)
The applicant is proposing a transitional zone, L-O, between the residences to the
west and the commercial uses to the east. The applicant is also proposing to construct
landscape screeninglbl{/feringfor the existing single-family uses to the north and
west. The Landscape Ordinance requires a minimum buffer width of 20-feet between
single-family residences and office uses. As long as the landscape bl{/fers are
constructed in accordance with Meridian City Code (MCC) 12-13, staff believes the
intent of this policy is met with the submitted site and landscape plans.
.
"Where the project is developed adjacent to 10w or medium density residential uses, a
transitional use is encouraged" (Chapter VII, pg. 98)
AZ-OS-OlO /PP-OS-012 /Cup.05-O14
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 5
As noted above, the L-O zone is considered a transitional zone between residential and
commercial uses.
In addition, in the applicant's letter (from Shawn Nickel) other Comprehensive Plan policies
are listed supporting the annexation and proposed office uses on the property. Staff finds
that if the Commission and Council grant the applicant the requested modifications with the
CUP/PD, and the applicant complies with the conditions included in this report, the overall
design of the development would be in general conformance with the City of Meridian
Comprehensive Plan.
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
Concurrent with the annexation and zoning application, the applicant has submitted a
preliminary plat and conditional use permit for a professional office park (PP-05-012 &
CUP-05-014). Uses such as medical and dental clinics and laboratories, accounting
services, and administrative services are principally permitted in the L-O zone. Staff does
not anticipate that the applicant plans to rezone the subject property in the future ifthe
subject applications are approved for office uses.
c.
Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning -for example, a residential area
turning into a commercial area by means of conditional use permits;
Staff finds that uses such as medical and dental clinics and laboratories, accounting
services, and administrative services are principally permitted in the L-O zone. Staff
believes that if the subject zoning amendment is approved, the subject property will be
developed with office uses allowed (principally permitted) in the requested zone.
D.
Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
The properties in this area are transitioning from 10w density residential uses to
commercial/urban type uses. Developments in the Magic View Subdivision include a credit
union and bank, a 30,300 square-foot multi-tenant office building, Subway and
medical/clinical services. In addition, two new hotels have opened just to the east of the
subject site. Woodbridge Subdivision is a260 +/-Iotresidential subdivisionapproximate1y \4
mile to the west that connects with Magic View Drive and is large1ybuilt-out at a medium
density.
As development occurs ACHD is requiring that the local/commercial streets in Magic View
AZ-QS-Q10 /PP-OS-Q12/CUP-OS-O14
Wyndslone Place Subdivision AZ PP CUP
Planning & Zoning Commission/Mayor & City Council
April 21, 2005 (Hearing Date)
Page 6
Subdivision be widened and that developers construct sidewalk adjacent to the developing
sites. Further, this site lies within an extraordinary impact fee overlay zone. This overlay
zone was established to install the infrastructure for the redevelopment of the rural lots
within Magic View Subdivision, in anticipation of the 10ts redeveloping to commercial. The
ACHD now requires that developers within this overly zone pay into a reimbursement fund
for the costs that were associated with construction of the new road from the intersection of
Eagle Road and St. Luke's drive, to the intersection of Magic View Drive and Allen Drive
(see ACHD for more information).
Staff finds that annexation and zoning and developing of the subject property with office
uses would be compatible with other nearby land uses and facility changes in the area.
E.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
Staff finds that the proposed office zone/uses will change the existing character of the
area, but that the proposed zone and office uses should be harmonious and appropriate in
appearance with the existing and intended character of the area. Staff finds that future
uses, if designed, constructed and operated in accordance with adopted city ordinances
and conditions of approval for the subject applications, should be harmonious and
appropriate in appearance with the intended character of the vicinity.
F.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
To mitigate the possible noise and visual disturbances of the proposed office uses on
neighboring properties, the applicant is proposing to construct a 20-foot wide landscape
buffer along the entire west, and a portion of the north, property lines. Said landscape
buffers have dense trees and shrubs. Staffis supportive of the proposed landscape buffer
along the west and north property lines, abutting the single-family residences.
A potential disturbance of allowing this site to develop with office uses has to do with
vehicular access to and from this site. The applicant is proposing a driveway to Wells
Circle, which currently provides residential access only. Increasing the traffic volumes on
Wells Circle may be an inconvenience to the existing residences. However, the existing
residences that access Wells Circle are also anticipated to develop with similar (office)
uses in the future. Further, ACHD considers access points in their analysis of projects and
has prepared a staff report that requires the applicant to improve both Wells Circle and
Wells Drive to their commercial street standards. Staff finds that the proposed uses
(access) should not be hazardous to neighboring uses if the abutting roadways are
improved to ACHD's standards. The Commission and Council should rely on public
AZ-05-010 / PP-O5-012 /CUP-O5-O14
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
Apri121, 2005 (Hearing Date)
Page 7
testimony to determine whether or not the potential disturbances will substantially affect
the existing or future neighboring uses.
G.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed zoning
amendment shall be able to provide adequately any of such services;
The Meridian Fire, Public Works and Parks Departments were represented at a comments
meeting held on March 25, 2005 for this application. The Fire Department, Public Works
Department and Parks Department provided comments that services could be provided to this
site (all of the detailed comments from the Fire Department and other agencies/departments
are at the end of this report). Sanitary Service Company (SSe) currently provides service to
adjacent properties in the area. The Commission and Council will need to reference any
additional written or verbal testimony submitted by the Meridian Public Works Department,
Nampa Meridian Irrigation District, Idaho Power, and other service providers regarding this
finding.
Sanitary sewer and water to serve this development is currently available on the west and
north sides. There is an eight-inch sewer stub on the western property line. Water is
available on the north and west side and the applicant shall be required to connect at two
points to facilitate flows through this development.
The ACHD approved this development at stafflevel on AprilS, 2005. Because vehicular
access to this site is currently provided from substandard streets (Wells Street & Wells
Circle), ACHD is requiring the applicant to install improvements such as curb, gutter,
sidewalk, and pavement widening. Please review the ACHD report for additional
information regarding this finding.
The applicant and/or future property owners may be required to pay park and highway
impact fees as well as construct on-site storm water drainage facilities.
Staff [rods that the property proposed for annexation and zoning can be served adequately by
all essential public facilities and services. The Commission and Council should reference any
written and/or verbal testimony submitted by any public service provider, regarding their
ability to adequately service this project.
H.
Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire and police facilities and services. Staff finds
AZ-OS-OlO /PP-OS-D12 /CUP-Ds.O14
Wyndsrolle Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 8
there will not be excessive additional requirements at public cost and that the proposed
zoning and subsequent development will not be detrimental to the community's economic
welfare.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
ACHD estimates that this development will generate an additional 515 vehicle trips per
day. Staff recognizes that traffic and noise will increase with the approval of this
development; however, staff does not believe that the amount generated will be
detrimental to the general welfare of the public. Staff does not anticipate the proposed
annexation and subsequent uses will create excessive noise, smoke, fumes, glare, or
odors. Staff finds that the proposed commercial zoning/use will not be detrimental to
people, property or the general welfare of the area.
J.
Will the area have vehicular approaches to the property which shall be so designed
as not to create an interference with traffic on surrounding public streets;
The applicant is proposing to construct one new driveway to Wens Street and one new
driveway to Wens Circle. The proposed access points meet ACHD policy for location.
ACHD considers vehicular approaches in their analysis of projects and has prepared a
staff report that approves the proposed driveway locations. If the proposed vehicular
approaches and abutting streets are approved and accepted by ACHD, staff does not
believe that the development will create interference with traffic on the surrounding
public streets.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff finds that there are some existing trees and other mature landscaping on this site. Any
existing trees larger than 4" caliper that are removed shall be mitigated for, per the
Landscape Ordinance (MCC 12-13-13). The applicant notes that 8 trees with a total of 128
caliper inches will be removed. The applicant is proposing to mitigate 73 ofthe 128 caliper
inches by constructing additional trees within the 1-84 landscape buffer. The remaining 55
caliper inches are from dying or hazardous trees that do not need to be mitigated. The
applicant should work with the City Arborist, Elroy Huff, on implementing a mitigation plan.
If any trees are deemed to be a hazard, diseased or dying by the City Arborist, prior to
removal, mitigation win not be required for those trees.
Staff finds that the proposed annexation and zoning should not result in the loss or damage of
any natural or scenic features, as 10ng as the existing trees that are removed are mitigated.
AZ-OS-QlO /PP-QS-012/CUP-OS-OI4
Wyndsrone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
Apri121, 2005 (Hearing Date)
Page 9
Staff recommends that the Commission and Council reference anypublic testimony that may
be presented to determine whether or not the proposed development may destroy or damage a
natural or scenic feature(s) of major importance of which staifis unaware.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592,11-17-1992)"
Stafffmds that all essential services are available or will be provided by the developer to
the subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in substantial compliance with the City's
comprehensive pIan and development ordinances. The land to the east of the subject
property was recently annexed into the City and this is a logical expansion of the City
limits. In accordance with the findings listed above, staff finds that the annexation/zoning
of this orooertv would be in the best interest of the City.
ADDITIONAL ANEXATION & ZONING COMMENTS
1. The legal description submitted with the application (dated 10-19-04, stamped by Clinton W.
Hansen) shows the property as contiguous to the existing corporate boundary of the City of
Meridian. However, the submitted legal description does not go to the western boundary of
the Comfort Suites site. In order to meet the requirements of the City of Meridian and the
Idaho State Tax Commission the applicant should submit a revised legal description that
encompasses the entire right-of-way width for Wells Street abutting the site, prior to
annexation ordinance approval.
PRELIMINARY PLAT ANALYSIS
Meridian City Code (MCC) 12-3-3 J.2 and 12-3-5 D 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;
Please see Annexation and Zoning item "A".
B.
The availability of public services to accommodate the proposed development;
Staff finds that public services can be made available to accommodate the proposed
development. Please see Annexation and Zoning items "G" and "H" for more details.
c.
The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital improvement
funds.
AZ-O5-O10 IPP-O5-0121CUP-O5-O14
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 10
D.
The public financial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (e.g. - police, fire, ACHD, etc.) to determine this finding. Please see Annexation
and Zoning item "H" and the Other Agency Comments and Conditions at the end of this
report for more detail.
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to detennine
whether or not the proposed subdivision may cause health, safety or environmental problems
of which staff is unaware.
SPECIAL CONSIDERATIONS (PRELIMINARY PLAT)
1. Landscaping:
Street Buffers: MCC 12-13-10-2 requires all street buffers to be located beyond any street
right-of-way and be maintained by the property owner upon which the buffer lies. No fences
are permitted within required street buffers and the width excludes the width of the sidewalk.
Further, MCC 12-13-10-6 requires street buffers to be planted with trees and shrubs, lawn, or
other vegetative groundcover, with a minimum density of one tree per 35 linear feet.
Entrvwav Corridor: The Interstate-84 on-ramp is designated as an entryway corridor on the
Comprehensive PIan Future Land Use Map. Meridian City Code (MCC) 12-13-10-4 requires
a 35-foot wide landscape buffer along all entryway corridors. The applicant is proposing a
35-foot wide landscape buffer along the 1-84 on-ramp. However, a portion of the buffer
width is within lID's right-of-way. Therefore, the applicant is proposing an alternative to the
standard width requirement (see Applicant's Landscape Alternate Compliance Request letter
dated February 8, 2005).
1TD has an existing right-of-way fence 10cated along the southerly line of the property. This
fence is approximately 8.5-feet inside of the right-of-way/property line at the southeast
comer of the property, and is on the property line at the southwest comer of the property.
Thus, a 250-foot long triangular shaped wedge exists between the right-of-way fence and
where the landscape buffer would typically begin, at the property line. The applicant is
proposing to include this triangular shaped right-of-way within the landscape buffer to ensure
that it is maintained and kept free of weeds and debris. Further, the applicant is propping to
include 57 new trees within the buffer (20 trees would otherwise be required). Staff is
supportive of this request as it meets the intent of the landscape buffer requirement and
AZ-O5-OlO IPP-O5-O12/CUP-O5-0J4
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 11
provides a denser buffer along the interstate than the standard requirement. The applicant
should be allowed to construct a 35-foot wide buffer along the south property line as
proposed, provided the applicant is able to enter into a right-of-way encroachment/license
agreement with ITD for planting grass and maintaining the portion of the landscape buffer
that lies within the right-of-way (triangular shaped wedge).
Wells Street & Wells Circle: MCC 12-13-10-4 requires a 10-foot wide landscape buffer
along alliocal/commerciai roads. The ACHD is requiring the applicant dedicate a total of27-
feet from the centerlines of Wells Street and Wells Circle and construct one-halfofa40-foot
street section and a 5-foot wide sidewalk OR dedicate 25-feet of right-of-way and construct
one-half of a 40-foot street section and a 5-foot wide sidewalk, with 2-feet of the sidewalk
being in an easement to the district. On the submitted preliminary plat and landscape plan the
applicant is showing a 25- foot right-of-way dedication and a 1 O-foot wide buffer with 5-foot
wide attached sidewalks (2-feet of the sidewalk within the street buffer easement). The
applicant should be required to construct a 1 O-foot wide landscape buffer along Wells Street
and Wells Circle with the entire buffer being constructed outside any street right-of-way
and/or sidewalk width or other impervious sUI/aces such as parking areas. Further, the
landscape buffer should contain materials in accordance with MCC 12-13-10-6.
Land Use Buffers: MCC 12-13-12 requires landscape buffers between different land uses.
Per MCC 12-13-12-4, a 20-foot wide landscape buffer is required between office (Class III)
and single-family homes (Class I). Meridian City Code 12-13-12-2 requires the land use
buffer to be provided by the higher intensity use and to be 10cated on the building site of the
higher intensity use. The applicant is proposing to construct a 20-foot wide buffer along the
west and north property lines that abut single-family residences. Said buffers shall contain
materials in accordance with MCC 12-13-12-3 and not include impervious surfaces such as
parking areas.
Tree Mitigation: There are several large trees on this site that the applicant will need to
remove or relocate. Any existing trees larger than 4" caliper that are removed shall be
mitigated for, per the Landscape Ordinance (MCC 12-13-13). The applicant notes that 8 trees
with a total of 128 caliper inches will be removed. The applicant is proposing to mitigate 73
of the 128 caliper inches by planting additional trees within the 1-84 landscape buffer. The
applicant claims that the remaining 55 caliper inches are from dying or hazardous trees that
do not need to be mitigated for. The applicant should work with the City Arborist, Elroy
Huff, on implementing a mitigation plan for the trees that are to be removed. If any trees are
deemed to be a hazard, diseased or dying by the City Arborist, prior to removal, mitigation
will not be required for those trees.
Landscape Plan: The submitted landscape plan prepared by Jensen Belts Associates, dated I
2-14-05 is approved with the modifications/notes mentioned herein. The proceeding
modifications/notes should be shown on a revised landscape plan submitted with the final
plat application.
AZ-OS-OIO /PP-OS-Q12/CUP-OS-Q14
Wyndslone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
Apri121, 2005 (Hearing Date)
Page 12
See Site Specific Condition #2 below.
2. Existing Structures: There are several buildings within the boundaries of the proposed plat.
Some of the buildings span across proposed lot lines and/or do not meet the setback
requirements of the requested zone. Some of the structures are accessory to the existing
house and cannot be located on their own lot without a primary residence. The applicant is
proposing to remove all existing structures currently on this site. Prior to signature of the
final plat by the City Engineer, the existing structures should be removed, as proposed. See
Site Specific Condition #3 below.
3. Access. Drive Aisles and Parking: The applicant is proposing to construct one new driveway
off Wells Street and one new driveway off of Wells Court to serve the entire development.
ACHD has reviewed and approved these access points. Staff is supportive of the general
design ofthe access points and parking layout. However, because several of the proposed lots
do not have frontage on a public street, a cross parking/cross access agreement for all ofthe
new lots within the subdivision to utilize the driveways and parking should be provided.
Maintenance of the drive aisles and parking areas should be provided for in a note on the face
of the final plat, AND/OR in a document such as CCR's. See Site Specific Condition #4
belowand Special Consideration #1 (Lot Frontage) for more information.
4. Pressure Irrigation: 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 should 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 will be responsible for the
payment of assessments for the common areas prior to signature on the final plat by the City
Engineer. An underground, pressurized irrigation system should be installed to alliandscape
areas per the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1-
28. See Site Specific Condition #5 below.
5. Piping of Ditches: Meridian City Code 12-4-13.A.l requires all irrigation ditches, laterals or
canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and
contiguous, or which canals, ditches or lateral touch either or both sides of the area being
subdivided, to be covered and enclosed with tiling or other covering equivalent in ability to
detour access to said ditch, lateral or canal. Meridian City Code 12-4-13.A.2 allows the City
to waive the requirement for covering a ditch, lateral or canal, if it finds that the public
purpose requiring such will not be served in the individual case.
The applicant is proposing to abandon the existing irrigation ditches that serve this property
and relocate and pipe them along the perimeter of the site. The applicant should not disrupt
the delivery of irrigation water to down stream users. In accordance with Meridian City
Code, the applicant should be required to tile or cover all irrigation ditches, laterals or canals
AZ-OS-OIO IPP-OS-Q12/CUP-OS-Q14
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 13
that cross, intersect or lie adjacent to the subject site. See Site Specific Condition #6 below.
6. Fencing: The applicant is proposing to utilize the existing right-of-way fence along the
southern property. The applicant is proposing to construct a new 6- foot tall solid vinyl fence
along the west and north property line (adjacent to the existing residences). Staff is
supportive of the proposed fencing pIan. However, if permanent fencing is not provided
around the entire perimeter of the site, temporary construction fencing to contain debris must
be installed around the perimeter prior to issuance of a building permit. A detailed fencing
plan should be submitted upon application of the final plat (MCC 12-4-10.F.3). All fences
should taper down to 3-feet maximum within 20-feet of all right-of-way. See Site Specific
Condition #7 below.
7. Covenants. Codes. and Restrictions: The applicant has submitted a copy ofthe anticipated
CCR's for this developmentwith the application. Staffrecommends that for maintenance and
operation purposes of the common areas (landscaping, drive aisles, parking, etc.), the
applicant record CCR's for this development, as proposed. See Site Specific Condition #8
below.
8. Wells Circle Improvements: Wells Circle is currently improved with 20-feet of pavement, no
curbs, gutters, sidewalks, or a turnaround. At the requirement of the ACHD, the applicant
will be improving Wells Circle with curb, gutter, sidewalk and pavement widening on their
side (south). In addition, ACHD is requiring the applicant to construct a turnaround with a
minimum turning radius of 45-feet. There is an existing fire hydrant, trees and fencing that
will have to be relocated outside of the right-of-way for the applicant to construct the
turnaround as required. Staff recommends that the applicant coordinate the construction of
the turnaround with the Public Works Department and the abutting property owner to the
north.
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT)
1. The preliminary plat prepared by Erickson-Civil, Incorporated, labeled sheet PP-l, dated I
2-8-05, is approved, with the conditions listed herein. All conditions of the accompanying
Annexation/Zoning (AZ-05-010) and Conditional Use Permit (CUP-05-014) application
shall also be considered conditions of the Preliminary Plat (PP-05-012).
2.
The submitted landscape plan prepared by Jensen_Belts Associates, dated 2-14-05 is I
approved with the following notes/modifications.
. Depict a 35-foot wide landscape buffer along the on-ramp to 1-84. The width of said
landscape buffer shall be allowed to include approximately 8.5-feet by 550-feet ofITD
right-of-way, as requested. In exchange for counting part ofITD's right-of-way in the
buffer width, construct a total of 57 new trees within the buffer. With thesubmittai of the
final plat, submit a copy of aright- of-way encroachment/license agreement with ITD for
AZ<J5-010 /PP<J5<J12 /CUP<J5<J14
Wyndslone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 14
planting grass and maintaining the portion of the landscape buffer that lies within the
right-of-way.
. Depict a 10-foot wide landscape buffer outside of the right-of-way required by ACHD for
Wells Street and Wells Drive. The width of said landscape buffer shall not include the
width of the required sidewalks for Wells Street and Wells Drive or other impervious
surfaces such as parking areas. In accordance withMCC 12-13-10-6, install at least one
tree in the buffer for every 35-feet of frontage on the abutting right-of-way.
. Depict a 20-foot wide buffer along the west and north property lines that abut single-
family residences, as proposed. Said buffers shall contain materials in accordance with
MCC 12-13-12-3 and not include impervious surfaces such as parking areas.
. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the
Landscape Ordinance (MCC 12-13-13). The applicant shall work with the City Arborist,
Elroy Huff, on implementing a mitigation plan. If any trees are deemed to be a hazard,
diseased or dying by the City Arborist, prior to removal, mitigation will not be required
for those trees.
The proceeding modifications/notes should be shown on a revised landscape plan submitted
with the final plat application.
3.
Prior to signature of the final plat by the City Engineer, remove all structures on this site, as
proposed.
4.
Prior to signatureofthe final plat by the City Engineer, a copy of a cross parking/cross access
agreement for all of the new lots within the subdivision to utilize the driveways and parking
areas shall be provided. Maintenance of the drive aisles and parking areas shall be provided
for in a note on the face of the final plat, AND/OR in a document such as CCR's.
5.
The applicant has not indicated who will own and operate the pressurized irrigation system
within this development. 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. If the pressurized irrigation system
within this development is to remain a private association system, complete plans and
specifications shall be reviewed by the Public Works Department as part of the development
plan review process. A draft copy of the pressurized irrigation system O&M manual shall be
submitted prior to plan approval. 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.
6.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the area being subdivided shall be tiled per City
Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage
AZ-OS-O 10 / PP-OS-Q 12/ CUP-QS-Q14
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 15
district, or lateral users association (ditch owners), with written approval or non-approval
submitted to the Public Works Department. If lateral users association approval can't be
obtained, plans will be reviewed and approved by the Meridian City Engineer prior to final
plat signature.
7.
Construct a 6-foot talI solid vinyl fence along the west and north property lines (adjacent to
the existing residences), as proposed. A detailed fencing pIan shall be submitted upon
application of the final plat. Ifpermanent fencing is not provided around the entire perimeter,
temporary construction fencing to contain debris must be installed around the perimeter prior
to issuance of building permits. All fences shall taper down to 3-feet maximum within 20
feet of all right-of-way. All fencing shall be installed in accordance with MCC 12-4-10.
8.
Maintenance of all common areas, including but not limited to: drive aisles, parking areas,
landscaping, etc., shall be the responsibility of the Wyndstone Business Owners'
Association.
9.
A drainage pIan designed by a State ofIdaho 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 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.
10.
Sewer and water service shall be via main line extension from the existing mains adjacent to
the subject site. 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.
GENERAL CONDITIONS (PRELIMINARY PLAT)
1. All grading ofthe site shall be performed in conformance with MCC 11-12-3H.
2.
3.
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12-13-10-8.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final
plat.
AZ-OS-QlO I PP-QS-0121 CUP-QS-Q14
Wyndstone Place Subdivision AZ PP CUP
9.
10.
11.
12.
Planning & Zoning CommissionlMayor & City Council
Apri121, 2005 (Hearing Date)
Page 16
4.
A detailed landscape and fencing plan, in compliance with the landscape and subdivision
ordinance and as noted in this report, shall be submitted for the subdivision with the final plat
application.
5.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
6.
Two-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Department. All streetlights shall be
installed at subdivider's expense. 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.
7.
Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that
have to be mitigated.
8.
Submit any up-dated groundwater/soils monitoring data, as collected and analyzed by a soils
scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate or discharge
with a period of time not to exceed 24-hours for all storms up to and including a 100-year
storm events. Side slopes within drainage areas shall not exceed 3:1. Any portion of a
drainage area not improved with sod/grass seed (or other approved landscaping) shall not
count towards the required open space area. The project engineer should pay close attention
to the results offield studies determining the groundwater, soil type & and characteristics
during the design and construction phases. The engineer shall be required to certify that the
street centerline elevations are set a minimum on-feet above the highest established normal
groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of
homes is at least I-foot above groundwater.
The applicant shall coordinate mailbox 10cations with the Meridian Post Office.
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.
Applicant's engineer will be required to submit a signed, stamped statement certifying that
all street finish centerline elevations are set a minimum of three feet above the highest
established normal groundwater elevation.
AZ-05-010 IPNJ5-012 /CUP-O5<J14
Wyndstone Place Subdivision AZ PP CUP
15.
16.
17.
18.
Planning & Zoning CommissionlMayor & City Council
Apri121, 2005 (Hearing Date)
Page 17
13.
All development features shall comply with the Americans with Disabilities Act and the
Fair Housing Act.
14.
The applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to signature
on the final plat per Resolution 02-374.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
Applicant shall be responsible for application and compliance with and NPDES Permitting
that may be required by the Environmental Protection Agency.
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.
Preliminaryplat 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 shall find evidence presented at the hearing(s) is adequate to establish (11-17-
3):
A.
That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this
ordinance;
As part of the Planned Development (PD) the applicant is requesting relief from the
standard street frontage and building setbacks of the L-O zone, as required by Meridian
City Code. The applicant has also requested an alternative to the standard entryway
corridor landscaping required along the on-ramp to Interstate-84. See CUPIPD Special
Consideration #1 below and Preliminary Plat Special Consideration #1 for detailed
analysis.
Parking stalls are currently required by ordinance at the rate of one space per 400 square-
feet of gross floor area for professional offices and one space for every 200 square-feet
for clinics (MCC 11-13-5.B). Compliance with parking requirements will be monitored
by the Planning & Zoning Department through the Certificate of Zoning Compliance
issuance for individual buildings/users.
AZ-05-0 10 ! PP-05-O 12/ CUP-O5-O 14
WyndslDne Place Subdivision AZ PP CUP
E.
F.
G.
Planning & Zoning CommissionlMayor & City Council
Apri121, 2005 (Hearing Date)
Page 18
Staff finds that the subject property is large enough to accommodate the requested use
and all other required ordinance features. Although the site is large enough to
accommodate all of the features required by ordinance, the applicant has asked, through
the Planned Development, to modifY specific development standards.
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;
Please see Annexation and Zoning item "A".
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;
Please see Annexation & Zoning item "E".
D.
That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff finds that if the applicant complies with all conditions imposed, the proposed
development will not adversely affect other properties in the vicinity. The Commission and
Council should rely upon public testimony, staff's analysis, and other agency comments
when determining if the proposed uses will adversely affect other properties in the vicinity.
That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fIre protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
Please see Annexation & Zoning items "G" and "H", the Other Agency Comments and
Conditions, and any comments that may be submitted to the City Clerk regarding this
project.
That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
Please see Annexation & Zoning item "H".
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,
AZ'()5-OlO /PP-O5-012 /CUP-05'()14
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 19
glare or odors;
Please see Annexation and Zoning items "1" and "J".
H.
That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
Please see Annexation & Zoning item "J".
I.
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Please see Annexation & Zoning item "K".
CUP/PD SPECIAL CONSIDERATIONS
1. Reduced Standards: As stated earlier, the applicant is requesting modifications from standard
ordinance requirements for street frontage and building setbacks of the L-O zone.
Lot Frontage: MCC 11-9-1 requires 50-feet of street frontage per lot. Five of the eight
buildable lots do not have frontage on Wells Street or Wells Circle. In lieu of frontage, the
applicant is proposing to record cross-access easements for all of the lots to use the drive
aisles as access the public street system. Staff recommends approval of the requested
frontage modification because the proposed buildable lots within the subdivision have access
to the proposed drive aisle and easement. See Site Specific Condition #2 below.
Building Setbacks: MCC 11-9-1 requires a 20-foot rear building setback and 20-foot street
side setback. The applicant is requesting to reduce the rear and street side setbacks to 10-
feet. Staffis supportive of this request as appropriate landscaping is being provided along the
perimeter of this development. See Site Specific Condition #2.
2. Amenities: MCC 12-6-2.A.3 requires two or more amenities to be provided as part of a
planned development. The proposed PD amenities include water features on Lots 10 and 11,
and a sitting area on Lot 11. The amenities are depicted on the submitted landscape plan, and
are described in the applicant's letter accompanying the CUP/PD application. Staff is
generally supportive of the proposed site design and amenities as proposed; See Site Specific
Conditions #3 below.
3. Elevations: The applicant has submitted sample front elevations with the PD application.
Staff is supportive of the proposed elevations and materials shown on the sheets prepared
by David E. Waldron. Staff believes that the proposed buildings will be compatible with
the uses in the area (architecturally and aesthetically), if the buildings are constructed as
shown on the submitted elevations. When a Certificate of Zoning Compliance (CZC) is
AZ-O5'() 10 IPP'()5-012/CUP-O5-014
WyndstDne Place Subdivision AZ PP CUP
Planning & Zoning Commission/Mayor & City Council
April 21, 2005 (Hearing Date)
Page 20
issued for the buildings in the future, staff will verifY that the buildings are consistent
with the approved elevations submitted with this CUPIPD. All buildings constructed
within Wyndstone Place Subdivision should substantially comply with the elevations
prepared by David E. Waldron. Construction materials used on the structure should be
approved by City of Meridian Building Department and in accordance with the most
recent Uniform Building Code. See Site Specific Condition #4 below.
4. Refuse Container LocationlDesign: Sanitary Service Company (SSe) has expressed a
concern regarding some of the proposed dumpster 10cations and their design (see
comments below). Staff recommends that the applicant coordinate the location and design
of dumpsters with SSC staff. Trash enclosures must be built in the location and to the size
approved by SSC. Prior to submittal of a CZC, the applicant should submit a revised site
pIan, approved by SSC, for the proposed trash enclosure locations and design. All
dumpster(s) must be screened in accordance with MCC 11-12-1.C. See Site Specific
Condition #5 below.
SITE SPECIFIC CONDITIONS OF APPROVAL (CUPIPD)
1. The site plan prepared by Erickson-Civil, Incorporated, labeled sheet C-l, dated 1-27-05,
is approved, with the conditions listed herein. All conditions of the accompanying
Annexation and Zoning (AZ-05-01O) application and Preliminary Plat (PP-05-012) shall
also be considered conditions of the Conditional Use Permit (CUP-05-014) application.
2.
The project shall conform to the L-O dimensional standards, except as follows:
. Minimum ITontage:
. Minimum setbacks:
O-feet
20-foot (front)
10-foot (rear)
5-foot per story (side)
10-foot (street side)
No other variances, exceptions or reductions to the City adopted dimensional standards or
uses are approved with this CUPIPD application.
3.
The following amenities are required as part of the Planned Development: water features on
Lots 10 and 11, and a sitting area on Lot 11. The amenities shall be constructed as depicted
on the submitted landscape plan.
4.
All building construction within Wyndstone Place Subdivision shall substantially comply
with the front elevations on file with the Planning and Zoning Department, prepared by
David E. Waldron. Construction materials used on the structure should be approved by
City of Meridian Building Department and in accordance with the most recently adopted
City of Meridian Building Code.
AZ'{)5-010 / PP-05-0 12 / CUP-O5'{) 14
Wyndstone Place Subdivision AZ PP CUP
9.
10.
11.
12.
Planning & Zoning CommissionlMayor & City Council
Apri121, 2005 (Hearing Date)
Page 21
5.
The applicant shall coordinate the 10cation and design of trash dumpster(s) with Sanitary
Services Company (SSC) staff. Trash enclosures must be built in the location and to the
size approved by SSC. All dumpster(s) must be screened in accordance with MCC 11-12-
I.C. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal
and submit stamped (approved) plans with each certificate of zoning compliance
application.
6.
No building or other structure shall be erected, moved, added to or structurally altered,
nor shall any building structure or land be established or change in use on this site
without first obtaining a Certificate of Zoning Compliance (CZC) from the Meridian
Planning and Zoning Department (MCC 11-19-1).
7.
All required improvements must be complete prior to obtaining a Certificate of
Occupancy for the proposed development. A temporary Certificate of Occupancy may be
obtained by providing surety to the City in the form of a letter of credit or cash in the
amount of 110% of the cost of the required improvements (including paving, striping,
landscaping, and irrigation). A bid must accompany any request for temporary occupancy.
Any temporary occupancy will not exceed 60 days to complete the required
improvements.
8.
If construction has not begun within 18 months of City Council approval, a new
conditional use permit must be obtained prior to the start of development.
Outside lighting shall be designed and placed in such a manner as to eliminate glare and
illumination of the adjoining roadways and properties, in accordance with City Ordinance
Section 11-13-4.C.
A drainage plan designed by a State ofIdaho 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 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.
All signage shall be in accordance with the standards set forth in Section 11-14 of the
City Zoning and Development Ordinance.
It is the applicant's responsibility to ensure that all construction conforms to the
requirements of the Americans with Disabilities Act.
AZ-05-01O IPP-05-Ð12/CUP-Ð5-014
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 22
13.
Applicant's (or successor's) failure to comply with any of the terms of approval of the
conditional use permit shall be cause for revocation of the conditional use permit.
OTHER AGENCY COMMENTS & CONDITIONS
MERIDIAN PARKS DEPARTMENT
1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13-6) will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard established
in the City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed.
SANITARY SERVICES COMPANY
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal prior to
the public hearing. There is a concern that the required modifications may significantly
impact your site design and may require a revised site pIan. If the site plan is revised, contact
the planner assigned to the project immediately to discuss the changes and how to proceed
with the revised site pIan.
2. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and
submit stamped (approved) plans with your certificate of zoning compliance application.
MERIDIAN FIRE DEPARTMENT
1. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Y2" 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 redlO' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
4. All driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
AZ-OS-O 10 / PP-OS-Q 12 / CUP-QS-O 14
Wyndstone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 23
5. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature
landscaping.
6. Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
7. The roadways shall be built to Ada County Highway Standards cross section requirements
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. These measurements shall be based on the face of curb dimension.
8. Commercial and office occupancies will require a fire-flow consistent with the International
Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
9. The 8 office/commerciallots 10t will have an unknown transient population and will have an
unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department
has experienced 2397 responses in the year 2003. According to a report completed by Fire &
Emergency Services Consulting Group our requests for service are projected to reach 2800 in
the year 2005 and 3800 by the year 2010.
10. Maintain a separation of5' ttom the bnilding to any dumpster enclosure.
11. Provide a Knoxbox entry system for the complex prior to occupancy.
12. The first digit of the Office Suite shall correspond to the floor level.
13. The applicant shall work with city staff to provide an address identification pIan including a
pylon/monument sign at the required intersection(s).
14. All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
15. Provide exterior egress lighting as required by the International Building & Fire Codes.
16. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official. For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance with
Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 m).
AZ-OS-OIO IPP-OS-O12 I CUP-OS-O 14
Wyndsrone Place Subdivision AZ PP CUP
Planning & Zoning CommissionlMayor & City Council
April 21, 2005 (Hearing Date)
Page 24
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement
shall be 600 feet (183 m).
17. There shall be a fire hydrant within 100' of all fire department connections.
18. Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section Dl 05.
RECOMMENDATION
Staff recommends approval of the submitted Annexation and Zoning (AZ-O5-01O),
Preliminary Plat (pP-O5-012), and Conditional Use Permit (CUP-O5-014) applications with
the conditions listed herein.
AZ-OS-OIO /PP-DS-012 /cUP-OS-O14
Wyndstone Place Subdivision AZ PP CUP
(I, CENTRAL
Gii Et~JI~
CENTRAL DISTRICT HEALTH DEPARTMENT Return to:
Environmental Health Division REC E I V E 0 0 Boise
0 Eagle
MAR 2 3 2005 0 Garden City
C't ef AAp,õdian 6i'Meridian
citÝ Clerk Office e-
O Kuna
OACZ
0 Star
01. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided beføre we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 orbedrockfromoriginalgrade 0 other
0 6. This office wili require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water avaiiability.
'-C7Í 8. After writt~apprOval from appropriate entities are submitted, we can approve this proposal for:
r entraisewage ~communityseWagesystem 0 community water well
interim sewage central water
0 individual sewage individuai water
~ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Heaith & Welfare,
Division O~nvironmental Quality:
central sewage 0 community sewage system 0 community water
sewage dry lines ~entral water
Run-off is not to create a mosquito breeding problem.
Ø10.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Reguiations.
0 13. We will require pians be submitted for a plan review for any:
0 foodestabiishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
'j¡..14. Please see attached stormwater management recommendations
015.
0 chiid care center
~~
Reviewed By: YPl a
Review Sheet
15726-001EHOO04
(i CENTRAL
(ltRËALTH
DEPARTMENT
MAIN OFFICE' 707 N. ARMSTRONG PL. . BOISE, 10 83704-0825 . (208) 375-5211 . FAA 327-8500
To prevenl and Ireal disease and dlsabUiry; 10 promole Itealllty lifesryles; and 10 prolecland promolellteltealll, and quality of our environmenl.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should
obtain current best management practices for storm water disposal and design
a storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook
Prepar-ed by City of Boise Public Works Department, May 2000.
Ada / Boise County Olflce
707 N. Armstrong PI.
80ise, 10 83704
En~ro. Health: 327-7499
Family Plann.g: 327.7400
Immunizations: 327-7450
5enlor Nutrition: 327.7460
WlC: 327.7488
FAX: 327-8500
Serving Valley, Elmore, Boise, and Ada Counties
Elmore County Olflce
520 E. 8th 5t. North
Mountain Home, 10 83647
En~ro. Health: 587-9225
Family H..I~: 587-4407
WIC: 587.4409
FAA: 587-3521
Valley County Olflee
703 N. 1st 5t.
~O. Box 1448
McCall, 10 83638
Ph. 634-7194
FAX: 634-2174
TRANSPORTATION BOARD
Charles Windar
Chairman
John X. Combo
Vice Chairf1/8fl
District 6
John McHugh
Districl1
Bruce Sweeney
District 2
Monte McClura
District 3
Gary Blick
District 4
Nell Miller
District 5
David Ekern, P.E.
Director
Sue Higgins
Board Sacre/aty
IDAHO TRANSPORTATION DEPARTMENT
. RO. Box 802B
Boise, ID B3714-8028
(208) 334-8300
itd.idaho.gov
March 31, 2005
RECEIVED
APR -4 2005
Will Berg, City Clerk
Meridian Planning and Zoning
33 East Idaho Ave.
Meridian, Idaho 83642
City of Meridian
City Clerk Office
Re:
Location: 1151 South Wells Street
Route: 1-84
Name: Wyndstoiie Place SUbdivision, (jiÍasar Development, LLC
Case No: PP-05-012
Dear Mr. Moe:
This section of the 1-84 has been designated as a Principal Arterial Type V for access control. There
is no access allowed to the interstate for Development. At this time we have no objection to this
application.
Noise abatement (berms, fences, etc.) will be the responsibility ofthe developer and will be
constructed off ofthe State Right of Way, see enclosed Noise Abatement Measures.
If any work is to be perfonned within the State Right of Way then the applicant must obtain an
approved access permit fi:om this department prior to construction. Also other requirements may
have to be met. Please have the applicant contact Matt Ward at our office located at 8150 Chinden
Blvd. in Boise or call (208) 334-8341 to obtain a permit.
If you have any questions please feel fi:ee to contact me at (208) (334-8340).
Sin~ /:,.,." /
U~~
District Traffic Engineer
PLANNING & ZONING RECOMMENDATIONS
NOISE EV ALUATION/MITIGATION
As traffic noise impacts are a potential for property adjacent to state or federal highways, the Idaho Transportation
Department (ITD) requests the local Planning & Zoning Authority to require Applications for Development or Zone
Change Requests to evaluate and, if necessary, mitigate for noise impacts as indicated below under Noise Evaluation
Process.
If the Local Jurisdiction and the Applicant choose not to consider noise abatement, a letter with signatures from the
authorized representative is required from both the agency and the applicant. The letter must state that the agency and
the applicant have been notified of the potential noise impacts and the ITD policy. Additionally, the letter must state
that the right to request any noise abatement now and in the future is waived. One letter may be submitted but it
requires the signature of the authorized representative from both the Applicant and the Local Jurisdiction.
Noise Evaluation Process
I. The~icant-shall-perfoffil a Traffic Noise Screen in accordance with the Environmental Process Manual
(EPM) Section 1350.02. The following information will be provided by ITD Traffic Section:
The Twenty Year Design Hourly Vohune (DHV
2. If the results of the Traffic Noise Screen so warrant, then the applicant shall perform a Traffic Noise Impact
Analysis in accordance with EPM Section 1350.03.
3. The applicant shall submit a noise report to the Planning & Zoning authority with a copy to lTD. This report
shall include:
a. Results of the Traffic Noise Screen, including supporting assumptions, documentation, and conclusion
as to why a Traffic Noise Impact Analysis was warranted.
b. Results of Traffic Noise Impact Analysis including supporting assumptions and documentation
c. Type of abatement to be used for the proposed development, if any, and discussion of different types
of abatement considered.
4. The Planning & Zoning authority will review the noise report, solicit and consider comments from ITD, and
determine which (if any) abatement methods will be made as a condition of the proposed development.
Notes:
The Environmental Process Manual (EPM) is available on line at
http://www2.state.id.us/itdlhighwavs/devlManualsÆnviommentall.
All noise analysis and report preparation shall be done by individuals with experience with highway traffic noise
modeling.
ITD point-of-contact for general questions on Development Applications or Zone Change Requests is District 3
Traffic Engineer, Dan Coonce at 334-8340.
lID point-of-contact for specific questions on noise evaluation/mitigation is District 3 Environmental Manager,
Greg Vitley at 334-8952.
""".'.""L.V711Y1
No. 0783
P. 1
.
eel
.." .........-...------....." .
Erickson-C \'ù.. Inwrpor6¡êd
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February 8, 2005
RECEIVED
APR 1 2 2005
.... .-. .. ----....-.-
Craig Hood
City of Meridian Planning & Zoning
660 East Water Tower Lane
Meridian, Idaho 83642
City OfMcridia'J
City Clerk Office'
RE:
Wyndstone Place Subdivision - Landsçape Alternate Compliance Request
Dear Craig,
Please find this letter as an amendment to the Prelimina/y Plat and Conditional Use
Applications that were submitted for the Wyndstone Place Subdivision. We are
submitting an alternate compliance request for the 3>fool Entryway Corridor landscape
buffer along the southerly fine of the property, adjacent Interstate 84.
Per the City of Meridian Landscape Ordinance, Section 7.4, "Buffer Sile", a 35-1001
wide landscape buffer is required along "Entryway Corridors" as defined in the
Comprehensive Plan. The southerly line of this project adjacent to Interstale-84 is
defined as an Entryway Corridor, thus a 35-foot landscape buffer is required by the
Ordinance.
ITO has an existing right-of-way fence located along the southerly line of the property.
Based on our bounda/y research, the fence is located approximately 8.5 feet inside of
the right-of-way at the southeast corner of the property, and is on the property line at
the southwest COrner of the property. Thus, there is a pie shaped wedge between the
right-of-way fence and the southerly property line that we are proposing to include in
our landscape buffer. It makes sense 10 include the wedge in our landscape buffer to
ensure that that this wedge will be landscape with plant materials and maintained free
from nuisance weeds and debris. ITO is in concurrence with our plan and requested
that we enter into a Right-of-Way Encroachment Agreement for the planting grass and
maintaining the wedge.
The attached landscape plan shows the Wedge and proposed landscaping for the 35-
foot buffer. Our proposal includes 57 new trees (20 required) within the buffer, which
exceeds the City's planting requirement by almost three times. The proposed buffer will
provide significantly more beatification to the entryway corridor than a buffer designed
10 the minimum design standards. Also, please note a COrrection to the submitted
Landscape Plan Sheet L -1. The landscape calculations indicate that the proposed
buffer along Interstate 84 is 50-feet in width; it is supposed to be 35-feet as drawn.
Please conlact myself at 208.867.3954, or Shawn Nickel at 208.794.3013 if you should
have any questions or nee any additional information regarding our request.
5293 N. SchubertAve. Meridioon,/D 83842 201.Sd8.895S
APR 12 '05 13:28
PAGE. 01
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Sincerely,
Erìckson-Civil, Inc.
~
Project Manager
Cc: Shawn Nickel, f.2O8.938.5873
Attch: 8.5")(11" landscape Plan
5293 N. Schubert A1I8. Meridian, ID 83642 208.846.8955
APR 12 'elS 13:28
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PAGE. 03
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
April 21 2005
ITEM #
14
PROJECT NUMBER
PP 05-012
PROJECT NAME
Wyndstone Place Subdivision
NAME jPLEASE PRINn FOR AGAINST NEUTRAL
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