HomeMy WebLinkAboutTroy Place Sub CUP
CUP 05-025
MERIDIAN PLANNING & ZONING MEETING
May 19, 2005
APPLICANT Pinnacle Engineers, Inc. ITEM NO. 16
REQUEST Public Hearing: Modify the previously approved Conditional Use Permit /
Planned Development to include changes to building elevations, parking area &
amenities for Troy Place Subdivision - 1236 E. 2 1/2 Street
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUilDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
See attached Comments
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
No Objections
See attached Comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
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Staff Initials:
Phone:
Materials presented at public meetings shall become property or the City or Meridian.
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MAYOR
Tammy de Weerd
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LEGAL DEPARTMENT
(208) 888-4433
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: May 16, 2005
P & Z Hearing Date: May 19, 2005
From:
Craig Hood, Associate City Planner (II/
RECEIVED
MAY 1 6. 2005
CITY OF MERIDIAN
CITY CLERK OFFICE
To:
Mayor, City Council and Planning & Zoning Commission
Re:
Trov Place CUP
.
Conditional Use Permit (CUP) Approval for a Planned Development (PD) Consisting
of Two (2) Four-plexes and One (1) Tri-plex with Reductions to Building Setback
Requirements, Lot Size and Lot Frontage in the R -15 Zone, by Pinnacle Engineers,
Inc. (File No. CUP-O5-025)
We have reviewed this submittal and offer the following comments and conditions of the
applicant. These conditions shall be considered infull, unless expressly modified or deleted by
motion of the Meridian City Council:
APPLICATION SUMMARY & HISTORY
The applicant, Pinnacle Engineers, Inc., has applied for Conditional Use Permit/Planned
Development (CUP/PD) approval ofthree (3) multi-family buildings and one (1) common area on
0.73 acres. The site is located on the east side of East 2Y2 Street, approximately 450-feet north of
Carlton Avenue, in an R-15 (Medium High Density Residential) Zone. This property is currently
designated "High Density Residential" on the 2002 Comprehensive Plan Land Use Map.
In 2004, a Combined Preliminary/Final Plat and CUP /PD application was approved for this site. The
subject applicant is proposing to modify the previous conditional use permit (CUP-04-003) approval
by changing the buildings floor plans, increasing the height of the buildings, and altering the
previously approved elevations. The units differ significantly from those that were originally
approved, and staff felt that the alternative structures required approval of a new conditional use
permit. In addition, the applicant is proposing to change the previously approved parking layout and
alter the amenities for the planned development. The lot configuration approved with PFP-04-00l is
also changing, but not significantly; a new plat application is not required.
The project is proposed to contain two four-p1exes and one tri-plex. The tri-plex currently exists and
was previously approved by the City (CUP-03-038). As part ofCUP-03-038, the applicant converted
an existing home into an apartment house, and gained approval for a new driveway off2~ Street,
with additional off-street parking. In addition to the tri-plex, the subject application includes the
development of the back portion (east) of the existing parcel. The gross density of the development is
15.06 dwelling units per acre.
CUP-05-025
Troy Place.CUP.doc
Planning & Zoning Commission/Mayor & City Council
May 19, 2005 (Hearing Date)
Page 2
Within the context of the zoning ordinance, both tri-plexes and four-plexes are considered apartment
houses. The site lies within the R-15 zone, and apartment houses are a conditional use in the R-15
zone. The CUP /PD includes a request for reduced building setbacks in the R-15 zone. The applicant
is proposing a 7 foot side setback, a 10 foot rear setback, and a 20 foot front setback. The R -15 zone
requires a 5 foot setback per story, a IS-foot rear setback, and a 20 foot front setback. Please note,
reductions to lot size (2,400 square-feet), lot frontage (0'), building setbacks (3' front, 9' rear, 6'
side) and driveway widths were previously granted for this site. With the exception of the new
building setbacks (7' side, 10' rear, and 25' front), the previously approved modifications are
requested to carry over to the configuration proposed with the subject CUP.
In exchange for the reductions mentioned, the applicant is proposing to construct a basketball court
and a BBQ pit area with a picnic bench for the residents of the development as amenities for the PD.
See Special Considerations "B" and "C" under Conditional Use Permit Analysis below for detailed
analysis of the proposed amenities and open space requirements.
Staff is recommending approval of the subject application, with the conditions outlined in this
report.
LOCATION & SURROUNDING USES
The subject property is located on the east side of East 2Y2 Street, generally east of Main Street and
approximately 1,300-feet south ofFairview Avenue, in Section 7, Township 3 North, Range 1 East.
The following uses surround the subject property:
North ~ Single-family residential, zoned R -15 / Vacant, zoned R -15
South ~ Salon/Spa, zoned R-15 / Single-family residential, zoned R-15
East- Multi-family residential, zoned R-15
West ~ Multi-family residential (duplex), zoned R-15 / Cole Valley Christian School, zoned L-O
OWNER OF RECORD
Mark Russell is the current property owner, and he has submitted notarized consent for Pinnacle
Engineers, Inc., to submit the subject application.
CUP-OS-OO3
Westmark Credit Union.CUP.doc
Planning & Zoning Commission/Mayor & City Council
May 19, 2005 (Hearing Date)
Page 3
STANDARDS FOR CONDITIONAL USES
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 fwd 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;
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.
The R-15 zone requires a 5 foot setback per story, a 15 foot rear setback, and a 20 foot
front setback. The CUP/PD includes a request for reduced building setbacks in the R-15
zone. The applicant is proposing side setbacks down to 7 feet, a 10 foot rear setback, and
a 20 foot front setback. Reductions to lot size (2,400 square-feet), lot frontage (0'),
building setbacks (3' front, 9' rear, 6' side) and driveway widths were previously granted
for this site (see CUP-04-003). With the exception of the new building setbacks (7' side,
10' rear, and 20'front), the previously approved modifications are requested to carry over
to the configuration proposed with the subject CUP. Staff is supportive of the requested
dimensional deviations because all of the buildable lots within the subdivision have access
to the common parking/drive lot 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.
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. The applicant has
proposed 0.08 acres (10.9%) as open space. In addition to the common open space
requirement, Meridian City Code l2-6-2.AA states that all residential planned
developments shall provide each dwelling unit with at least one hundred square feet of
useable private open space, such as a patio or deck. The applicant is providing patios and
decks for the units. See Special Consideration "C" below.
On the submitted site plan, the applicant has shown enough parking to accommodate the
proposed uses. The applicant is proposing a single-car garage for each unit and one
additional parking stall in front of the garage (tandem). The applicant is also proposing 3
visitor parking stalls near the northeast portion of the site, by the storm drain area.
Staff finds that the site is large enough to accommodate the proposed uses and all yards,
open spaces, parking, landscaping and other features required by ordinance and/or by
modifying the requirements through the Planned Development processes.
CUP-QS-O03
Westmark Credit Union. CUP_doc
Planning & Zoning Commission/Mayor & City Council
May 19, 2005 (Hearing Date)
Page 4
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;
This site is cun-ently designated as "High Density Residential" on the Comprehensive Plan
Future Land Use Map and zoned R-15. In Chapter VII of the Comprehensive Plan, "High
Density" residential areas are planned for development of multi-family homes in areas where
urban services are provided. Residential densities may exceed eight dwelling units per acre.
This residential development might include duplexes, apartment buildings, townhouses, and
other multi-unit structures. A desirable project would consider the placement of parking
areas, fences, berms, and other landscaping features to serve as buffers between neighboring
uses."
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):
.
"Develop standards for integrating medium-to-high density residential into existing
subdivision development." (Chapter VII, Goal I, Objective C, Action item 2)
The applicant is applyingfor a Planned Development, the common method ofgetting
higher density residential projects approved in existing residential areas or
subdivisions.
.
"Require screening and landscape buffers on all development requests that are more
intense than adjacent residential properties." (Chapter VII, Goal IV, Objective C,
Action item 2)
The applicant will be required to provide adequate screening and perimeter
landscaping. See Special Consideration UD" below.
.
"Adopt land use designations which will allow for housing opportunities for all
income levels." (Chapter VII, Goal IV, Objective C, Action item 9)
The City has previously zoned this site R-15 and has designated itfor high density
residential, which allows for multi-family dwellings. A high density designation
contributes to a greater diversity of housing opportunities within the City.
.
"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)
CUP-O5-003
Weslmark Credit Union.CUP.doc
Planning & Zoning Commission/Mayor & City Council
May 19, 2005 (Hearing Date)
Page 5
See previous bullet.
.
"Locate high-density development, where possible, near open space corridors or
other permanent major open space and park facilities, Old Town, and near major
access thoroughfares." (Chapter VII, Goal V, Objective A, Action item 14)
This site is located across the street from properties designated "Old Town" on
the Comprehensive Plan Future Land Use Map and is near Fairview Avenue and
Main Street, both major access thoroughfares.
.
"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, 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 applicant will be required to construct
sidewalk on 21f2 Street abutting the site.
The applicant has requested modifications to the standard lot size, setback and frontage
requirements of the R-15 zone. 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 configuration and overall design of the development
would be in general conformance with the City of Meridian Comprehensive Plan.
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 finds that the proposed apartment houses can be compatible with other uses in the
neighborhood and with the intended character ofthe general vicinity, which is essentially a
mix of residential and commercial uses; however, staff is concerned with the height and bulk
of the proposed structures and how they relate to the surrounding properties. The Council and
Commission should consider public testimony when determining if the proposed use will
change the essential character of the general vicinity.
Staff finds that if the applicant complies with the conditions outlined in this report, the
general design, construction, operation, and maintenance should be compatible with other
uses in the general neighborhood.
D.
That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
CUP-05-003
Westmark Credit Union.CUP.doc
Planning & Zoning Commission/Mayor & City Council
May 19, 2005 (Hearing Date)
Page 6
At the previous public hearing for development of this site testimony was provided ITom
property owners to the north and south. The main concern of one of the property owners to
the south was privacy of multi-story buildings. The main concern of the property owner to
the north was driveway access and fencing/landscaping along the north property line. Staff
does not anticipate the proposed use will have an adverse affect on other property in the
vicinity if designed, constructed, operated and maintained in accordance with the conditions
of approval. Staff recommends that the Commission and Council rely upon public testimony,
staffs analysis, and other agency comments when determining if the proposed uses will
adversely affect the other properties in the vicinity.
E.
That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
On April 29, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property (see end of staff report for
comments and conditions). Based on the joint agency/department meeting and other
comments received from other agencies/departments, staff finds that the public services
listed above can be made available to accommodate the proposed use.
The subject site has adequate access to Fairview Avenue and Main Street via local streets in
the area. The City of Meridian Fire and Police Departments currently monitor, service, and
protect the subject neighborhood. Sanitary Services Company currently provides refuse
service to the site and surrounding properties. The site is serviced by city water and sewer
currently. Staff finds that the proposed development is currently adequately served by the
essential public facilities and services listed above. 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.
F.
That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
Because this is an infill site and because public facilities and services are currently being
provided to the site and the surrounding vicinity, staff finds that the proposed use will not be
detrimental to the economic welfare of the community, nor will it create the need for any new
facilities or services to be paid for by the public. If approved, the applicant will be financing
any improvements required for development.
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
CUP-OS-O03
Westmark Credit Union.CUP.doc
Planning & Zoning Commission/Mayor & City Council
May 19,2005 (Hearing Date)
Page 7
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
This development is estimated to generate 29 additional vehicle trips per day (18 existing)
based on the Institute of Transportation Engineers Trip Generation Manual. The proposed
residential use is consistent with the existing residential use on the site. Staff recognizes
that traffic and noise will increase with the approval; 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 use will create excessive noise, smoke, fumes, glare, or odors.
H.
That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
The applicant is proposing to construct a 25-foot wide driveway off East 2Y2 Street, located
near the site's north property line. ACHD staff has previously reviewed and approved this
one vehicular approach to the site with CUP-04-003/PFP-04-00l. Staff finds that the
proposed use and associated approach will not create significant interference with any traffic
on the surrounding public streets.
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.
Staff is unaware of any natural of scenic features of major importance on this site and
finds that no natural or scenic features of major importance will be lost or damaged by
approving the annexation and zoning application. Any existing trees larger than 4" caliper
that are removed shall be mitigated for, per the Landscape Ordinance.
SPECIAL CONSIDERATIONS
A. Reduced Standards: The applicant has requested approval of a PD to allow reduced
development standards including reduced building setbacks, lot sizes, and frontage
requirements. Modifications to all ofthese standards were previously approved by the City
with CUP-04-003 and PFP-04-00 1. Staff continues to recommend approval of the requested
modifications of standards because the proposed buildable lots within the subdivision have
access to the common parking/drive lot and the proposed lots can accommodate the proposed
building envelopes with a modification to the standard setbacks.
The applicant has requested that the required building separations for the multi-family
structures be reduced to: 20 foot front, 10 foot rear, and 7 foot side (north) and 10 foot side
(south)(not per story). Staff is supportive of allowing the proposed multi-family 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, without sacrificing the integrity ofthe site. Construction
CUP-OS-OO3
Westmark Credit Union. CUP .doc
D.
CUP-05-003
Planning & Zoning Commission/Mayor & City Council
May 19, 2005 (Hearing Date)
Page 8
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 Building
Code. See Site Specific Condition #2 below.
B.
Amenities: The applicant is proposing to construct a basketball court and a BBQ pit area
with a picnic bench for the residents of the development as amenities for the PD. The
basketball court is located within the turnaround for the fire department and the BBQ area is
directly to the east of the basketball court. Staff is supportive of the general design of the
proposed amenities as they appear to be appropriate to the size and uses of the proposed
development. See Site Specific Condition #3 below. The Commission and Council should
review the proposed amenities and determine ifthey are "appropriate to the size and uses of
the proposed development" (MCC l2-6-2.e).
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 ofthe 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 l2-6-2.AA states that all residential planned developments shall provide each dwelling
unit with at least one hundred square feet of useable private open space, such as a patio or
deck.
The applicant has proposed to set aside 0.08 acres (10.9%) as open space for the
development. A majority of the open space within the storm drain area on the northeast side
of the site. The applicant is also proposing a combination of patios and decks for the units.
Staff is generally supportive of the proposed common open space and private open space.
However, staff is unable to verifY that 100 square-feet of private useable open space are
being provided for each unit. Therefore. the applicant should clarify at the public hearing the
square footage of use able private open space that is being: provided for each unit. See Site
Specific Condition #4 below.
Landscaping: The submitted landscape plan, prepared by Pinnacle Engineers, dated 12-26-05
(sic) is approved with the following modifications/notes:
Street Buffers: Meridian City Code 12-13-10-4 requires a lO-foot wide landscape buffer
along local streets. In accordance with Meridian City Code, the applicant should provide a
10-foot wide landscape buffer along 2Y'2 Street. Said landscape buffer shall not preclude the
construction of hard-surface driveways. Landscaping shall be in accordance with MCC 12-
13-10.
Existing Trees: 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
Westmark Credit Union.CUP.doc
Planning & Zoning Commission/Mayor & City Council
May 19,2005 (Hearing Date)
Page 9
that were removed. Required landscaping trees will not be considered as replacement trees
for those trees that may be removed (MCC 12-13-13-3).
Land Use Buffers: Meridian City Code 12-13-12-5 requires a 20-footwide landscape buffer
between multi-family and single-family uses. Meridian City Code 12-13-12-2 requires the
land use buffer to be provided by the higher intensity use and to be located on the building
site of the higher intensity use.
There are three parcels that abut this property to the south. As part of the approval for the
salon on 2 Y2 Street, directly to the south, the City granted a modification to code for the
landscaping adjacent to the subject site. Currently there are some low-lying shrubs ITom 2Yz
Street to approximately 50-feet into the site along the shared property line. There is a 6-foot
tall wooden fence and a screened garbage receptacle past the shrubs. Because the higher-
intense salon was not required to provide a buffer to the subject site, staff is recommending
that the applicant not be required to provide the required buffer either.
For the remaining two parcels to the south, both containing single-family homes, a 20-foot
buffer is required by MCC. The applicant is proposing a 10 foot wide setbacklbuffer with 10
new trees between the buildings and the property line. In addition, the existing fence is to
remain. Staff recommends that the Commission and Council rely on any testimony ITom
adjacent property owners when determining if a 10 foot separation with 10 trees and a fence
is a sufficient buffer between the proposed multi-family units and the single-family dwellings
to the south.
On the submitted landscape plan, the applicant is showing a 5- foot wide landscape buffer on
the north property line (between the existing single-family home to the north). In the
applicant's submittal letter (and depicted on the submitted landscape plan) it is stated that the
applicant has agreed with the property owner to the north that the following treatment will be
provided along the shared property line: a cedar fence along the property line ITom the east
property line traveling west for approximately 230-feet, up to the large maple tree. From the
maple tree to 2 Yz Street shrubs will be placed along the boundary instead of a fence. As long
as the property owner to the north consents to the reduced buffer width and it is constructed
as agreed upon, staff believes that a 5-foot wide buffer to the north is adequate.
MCC 12-13-11-2 requires one tree per thirty-five lineal feet with shrubs, lawn, or other
vegetative groundcover, adjacent to vehicular use areas along the perimeter of a
development. Staff is supportive of the proposed landscaping adjacent to the drive aisle and
the east property line.
See Site Specific Condition #5 below.
E.
Access & Parking:: Access to this site is proposed ITom a shared drive aisle ITom 2 Yz
Street. Essentially, the proposed common parking and drive aisle equates to a private
CUP-05-003
Westmark Credit Union.CUP.doc
CUP-O5-O03
Planning & Zoning Commission/Mayor & City Council
May 19, 2005 (Hearing Date)
Page 10
road/service drive that all ofthe units will share. As long as a cross-access agreement is
provided (required with PFP-04-001) for all of the lots to use the drive aisle, staff
believes that the proposed common parking/drive lot meets the intent of the standard
frontage requirement. Staff recommends that access to the development be provided from
a 25-foot wide (minimum) drive aisle off2Y2 Street, located near the north property line.
Because the length of the drive aisle exceeds ISO-feet, the drive aisle should be built to
ACHD standards to facilitate access and to ensure that the drive aisle can bear the weight
of garbage trucks, fire trucks, and other emergency vehicles. NOTE: Buildings over 30' in
height are required to have access roads in accordance with Appendix D Section Dl05, 26-
feet wide. See Site Specific Condition #6 below.
Seventeen, 90-degree parking stalls are proposed off the driveway. In addition, the applicant
is proposing a single-car garage for each four-plex unit, underneath the livable area. Surface
parking is provided for the tri-plex units. The applicant is also proposing 3 visitor parking
stalls near the northeast portion of the site. There are 25 feet from the back of the parking
stalls to the opposite side of the driveway. The design of the parking area meets City Code
and staff is supportive of the general design of the proposed parking areas.
F.
Signs: On the submitted site plan, a sign is proposed near 2 Y2 Street. This sign is not
approved with this application. All signage shall be in accordance with the standards set forth
in Section 11-14 of the City Zoning and Development Ordinance. All signs are subject to
design review and shall require separate permits. See Site Specific Condition #7 below.
G.
Sewer Easement/Line: The City of Meridian owns and maintains an existing sewer line that
bisects this property. The applicant should confirm the location ofthis line and grant the City
an easement for the line if it is outside of the existing easement. See Site Specific Condition
#8 below.
SITE SPECIFIC CONDITIONS OF APPROVAL (CUP)
1. The site plan prepared by Pinnacle Engineers, Inc., dated 1-25-05 is approved with the
conditions listed herein. The applicant shall meet all of the applicable requirements of CUP-
03-038, CUP-04-003, and PFP-04-00l as a condition of the subject Conditional Use Permit
(CUP-05-025).
2.
The lot size and lot frontage modifications previously approved by the City with CUP-04-
003 and PFP-04-00l are also approved for CUP-05-025. Additionally, the buildings
within this development may have building setbacks as follows:
Front: 20 feet
Rear: 10 feet
Side (not per story): 7 feet (north); 10 feet (south)
NOTE: The existing tri-plex may remain approximately 7 feet from the southern property
line.
Westlnark Credit Union.CUP.doc
9.
CUP-O5-O03
Planning & Zoning Commission/Mayor & City Council
May 19, 2005 (Hearing Date)
Page 11
3.
Construct a basketball court and a BBQ pit area with a picnic bench for the residents ofthe
development as amenities for the PD. All dwelling units within the development shall be
provided with access to said amenities.
4.
Set aside 0.08 acres (10.9%) as open space for the development, as proposed. Provide at
least 100 square-feet of private useable open space for each dwelling unit. Present, at the
public hearing, calculations and/or drawings that explain how the required usable private
open space requirement will be met for the multi-family development.
5.
The submitted landscape plan, prepared by Pinnacle Engineers, dated 12-26-05 (sic) is
approved with the following modifications/notes:
. Provide a lO-foot wide landscape buffer along 21h Street. Said landscape buffer shall
not preclude the construction of hard-surface driveways. Landscaping shall be in
accordance with MCC 12-13-10.
. 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 may be removed (MCC 12-13-13-3).
. Unless otherwise required by the Commission and Council, provide a lO-foot wide
landscape buffer with 10 new trees between the buildings and the south property line,
as proposed. This buffer is approved with a modification to City Code.
. Unless otherwise required by the Commission and Council, provide a minimum 5-foot
wide landscape buffer along the north property line, as proposed. This buffer is
approved with a modification to City Code.
6.
Access to the development shall be provided from a 25-foot wide (minimum) drive
aisle off 2 Ih Street. If the eave height of the proposed buildings is over 30 feet, then
the drive aisle width shall increase to 26 feet (per Meridian Fire Department). The
cross section of the drive aisle shall be built to ACHD standards for weight bearing
purposes.
7.
No signs are approved with this Czc. All signs will require a separate sign permit in
compliance with the sign ordinance.
8.
The applicant shall confirm the location of the existing sanitary sewer line bisecting the
property, and grant the City an easement for the line if it is outside of the existing
easement.
Construction materials used on the structures shall be approved by City of Meridian
Building Department and in accordance with the most recent Building Code.
Wesimark Credit Union.CUP.doc
12.
13.
14.
15.
Planning & Zoning Commission/Mayor & City Council
May 19, 2005 (Hearing Date)
Page 12
10.
No buildings or other structures 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).
11.
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.
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 ll-13-4.c.
All construction shall conform to the requirements of the Americans with Disabilities
Act.
Applicant's (or successor's) failure to comply with any ofthe terms of approval of the
conditional use permit shall be cause for revocation of the conditional use permit.
OTHER AGENCY COMMENTS & CONDITIONS
MERIDIAN PUBLIC WORKS DEPARTMENT
1. Street signs are to be in place, water system shall be approved and activated, fencing shall be
installed, drainage lots constructed, road base shall be approved by the Ada County Highway
District, and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
CUP-OS-O03
2. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
3. All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
Westmark Credit Union.CUP.doc
Planning & Zoning Commission/Mayor & City Council
May 19, 2005 (Hearing Date)
Page 13
4. 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.
5. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-
4.
6. It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
7. Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
8. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. All grading of the site shall be performed in conformance with MCC ll-12-3H.
11. Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
12. Any existing domestic wells and/or septic systems within this project shall be removed ttom
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.
13. 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 shall be approved by the appropriate irrigation/drainage 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,
alternate plans shall be reviewed and approved by the meridian City Engineer prior to final
plat signature.
14. Please submit all updated groundwater/soils monitoring data to the Public Works Department
for review. Any drainage areas (detention/retention basins) must be designed to ensure that
water is retained only during 1 OO-year storm events, and for a period oftime not to exceed 24
hours. 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 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
CUP-OS-O03
Westmark Credit Union.CUP.doc
Planning & Zoning Commission/Mayor & City Council
May 19,2005 (Hearing Date)
Page 14
elevations are set a minimum of 3-feet above the highest established normal groundwater
elevation. This is to ensure that the bottom elevation ofthe crawl spaces of homes is at least
1- foot above.
15. Two-hundred-fifty and one hundred watt, high-pressure sodium streetlights shall 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 from the Public
Works Department prior to commencing installations.
16. Applicant's engineer shall 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.
17. Revise the site plan to indicate the means and location of the storm drainage facilities. 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 shall 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.
18. Underground pressurized irrigation shall be provided to all buildable lots, and landscape
areas on site. Applicant has indicated that the pressurized irrigation system within this
development is to be owned and maintained by the Homeowner's Association. Since the
system is being proposed as a private system, plans and specifications for the irrigation
system 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 City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water. If a creek or well source is not
available, a single-point connection to the municipal water system shall be required. If a
single-point connection is used, the developer shall be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the Meridian City
Engineer.
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.
CUP-05-003
Westmark Credit Ullion.CUP.doc
Planning & Zoning Commission/Mayor & City Council
May 19, 2005 (Hearing Date)
Page 15
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on corners 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 ofthe IFC Section 509.5.
3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
4. For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
5. 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.
6. Maintain a separation of 5' ftom the building to the dumpster enclosure.
7. The first digit of the Apartment/Office Suite shall correspond to the floor level.
8. The Fire Dept. has concerns about the ability to address the project and have the addresses
visible ftom the street which the project is addressed off of. Please contact Joe Silva (888-
1234) to address this concern prior to the public hearing.
9. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) ftom 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).
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).
10. All R-2 occupancies with 6 or more units or with 3 floors shall be required to be fire
sprinklered.
CUP-OS-O03
Westmark Credit Union.CUP.doc
Planning & Zoning Commission/Mayor & City Council
May 19, 2005 (Hearing Date)
Page 16
11. There shall be a fire hydrant within 100' of all fire department connections.
12. Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section D1O5.
RECOMMENDATION
Staff recommends approval of the subject Conditional Use Permit (CUP-O5-025) application
with the aforementioned conditions.
CUP'{)5-003
Westmark Credit Union.CUP.doc
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
RECEIVED
,~PR 1 3 2005
April 11,2005
City of Meridian
City ClerkOffìce
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Troy Place Subdivision will have a significant impact on school enrollments
at Chaparral Elementary. Meridian Middle. and Meridian High School.
We can predict that these homes, when completed, will house three (3) elementary aged
children, two (2) middle school aged children, and two (2) senior high aged students.
Additional students will further compound the current overcrowded situation. Residents
cannot be assured of attending the neighborhood school, as it may be necessary to bus
students to other schools across the district.
. - School capacityis addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Sincerely,
~~--
Wendel Bigham
Supervisor of Facilities and Construction
~,~CEIVED
MAY -, 2 2005
City of Meridian
.. City Clerk Office
~ & ~ 'J~ Z)i4tfûd
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
22 April, 2005
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
William G. Berg Jr., City Clerk
---,~_ÇilY oJM~ri~t~._-
..- ..-- ---. ,."
33 East Idaho Ave.
Meridian, ill 83642
RE:
CUP 05~O25rrroy Place Subdivision
Dear Wî11:
If all storm drainage is retained on~site there wî11 be no impact on Nampa & Meridian
Irrigation District and no further review will be required.
However, if any surface drainage leaves the site, the Nampa & Meridian Irrigation
District requires that a Land Use Change Application is filed for review prior to final
platting. Please contact Donna Moore at 466-7861 for further information.
All laterals and waste ways must be protected. The developer must comply with Idaho
Code 31-3805. It is recommended that irrigation water be made available to all
developments within the Nampa & Meridian Irrigation District.
Sincerely,
I3dI' tI ~
Bî11 Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
c:
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS" 40,000
~ECEIVED
MAY - 2 2005
Cõty of Me';d;~ ~
City Clerk Of/ke C O~ Y
~ & ~ tþ-.. ~.
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
27 April 2005
Phones; Area Code 208
OFFICE; Nampa 466-7861
SHOP; Nampa 466-0663
Pinnacle Engineers, Inc.
12552 W. Executive Drive
Boise, 10 83713
------- -=----~ ---RE:"- -~LariãUsë -CñangeAp-plrcation==TrovPlaee-Suhdivision---- - --
Please note the District now re uires three 3 sets of lans
--- ------- -- -" - ------ - _n_-
Dear Pinnacle Engineers:
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, I 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,
¡[) ~ 1;. 117 ØÚ-
Donna N. Moore, Asst. SecretaryfTreasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Mark Russell, POBox 6619, Boise, 10 83707
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJEG RIGHTS. 40,000