HomeMy WebLinkAboutTramore Subdivision CUP-01-036Interoffice
MEMORANDUM
To:
Cc:
From:
Subject:
RECEIVED
Mayor Robert D. Corrie - (copy) J!J L 3 0 2002
William G. Berg, Jr. - (original), JoAnn Butler via facsimile .C,,ITY OF IVi/RIDIAN
// CITY C[ _F_.RK OFFICE
William F. Nichol~d~fi] - -
TRAMORE SENIOR COMMUNITY BY: THOMAS DEVELOPMENT CO.,
FOR CONDITIONAL USE PERMIT IN L-O ZONE
File No.: CUP-01-036
Date: July 29, 2002
Will:
Please find attached, along with this memo, once again revised Conditional Use
Findings and Order for Tramore Subdivision. Attached to the Findings and Order are: Exhibit
"A" - 9 pages, a memo of Bill Nichols dated May 23, 2002, a memo of Brad Hawkins-Clark
from the Planning and Zoning Department, dated May 21, 2002, a memo of Bill Nichols dated
April 24, 2002, and ACHD's letter dated April 5, 2002. I believe this matter has been searched
through with a fine tooth comb and it should now be ready for signatures and then finally laid to
rest.
The items that have been covered either prior or presently are: 1) modifications
made to the Findings and Order on the Nine Mile Drain to be fenced and the Rutledge Lateral to
be tiled and not fenced; 2) deletion and/or addition of items agreed upon by ACHD's letter; and
3) typos corrected.
The Findings and the Order shall stand as they are now sent to the Clerk's office.
Hopefully, this clarifies the above items for Tramore Subdivision, and/or any previous matters.
Please have the Mayor sign and then attest, and then provide these new Findings and Order of
the CUP, with the all the attachments to both the Findings and Order, to the Applicant, Planning
and Zoning Department, Public Works and the attorney office.
If you should have any questions please give me a call.
Z:\Work\M\Meridian\Meridian 15360M\Tramore Sub PFP01-006 CUP01-036\ClkMEMOCUPffcls&Order072902.doc
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 12-18-01
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR A PLANNED
DEVELOPMENT OF A SENIOR
COMMUNITY IN AN L-O ZONE
FOR TRAMORE SUBDIVISION,
LOCATED SOUTH OF W. PINE
AVE. EAST OF N. LINDER ROAD,
MERIDIAN, IDAHO
THOMAS DEVELOPMENT CO.,
APPLICANT
Case No. CUP-01-036
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
DECISION AND ORDER
GRANTING CONDITIONAL USE
PERMIT
The above entitled cOnditional use permit application having come before the
City Council on December 18, 2001, at the hour of 6:30 p.m., at Meridian City Hall, 33 East
Idaho Street, Meridian, Idaho, and Shari Stiles, Planning and Zoning Administrator, appeared
and testified, and appearing on behalf of the Applicant was JoAnn Butler, and the City Council
having duly considered the evidence and the record in this matter and the Recommendations to
City Council issued by the Planning and Zoning Commission who conducted a public hearing
and the Council having heard and taken oral and written testimony, and having duly considered
the matter, the City Council hereby makes the following Findings of Fact, Conclusions of Law
and Decision and Order to-wit:
FINDINGS OF FACT
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-ol-o36)
1. A notice of a public hearing on the conditional use permit was published for two
(2) consecutive weeks prior to the said public hearing scheduled for December 18, 2001, before
the City Council, the first publication appearing and written notice having been mailed to
property owners or purchasers of record within three hundred feet (300') of the external
boundaries of the property under consideration more than fifteen (15) days prior to said hearing
and with the notice of public hearing having been posted upon the property under consideration
more than one week before said hearing and the copies of all notices were made available to
newspaper, radio and television stations as public service announcements; and the matter having
been duly considered by the City Council at the December 18,2001, public hearing; and the
applicant, affected property owners, and govemment subdivisions providing services within the
planning jurisdiction of the City of Meridian, having been given full opportunity to express
comments and submit evidence.
2. There has been compliance with all notice and hearing requirements set forth in
Idaho Code §67-6509, 6512, and Meridian City Code §§ 11-15-5 and 11-17-5 as evidenced by
the Affidavit of Mailing, and the Affidavit of Publication and Proof of Posting filed with the staff
report.
3. This proposed development request is in an L-O zone and by reason of the
provisions of the Meridian City Code § 11-17-4, a public hearing was required before the City
Council on this application.
4. The property is located south of W. Pine Ave. east ofN. Linder Road, Meridian,
Idaho.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-ol-o36)
2
5. The owner of record of the subject property is Sunny Ridge Associates General
Partnership, Boise, Idaho.
6. Applicant is Thomas Development Co., Boise, Idaho.
7. The subject property is currently zoned L-O. The zoning district of L-O is
defined within the City of Meridian Zoning and Development Ordinance, Section 11-7-2.
8. The proposed application requests a conditional use permit for a planned
development for a senior community. The L-O zoning designation within the City of Meridian
Zoning and Development Ordinance requires a conditional use permit be obtained for most uses
including those requested by the Applicant. (Meridian City Zoning and Development
Ordinance, Section 11-8-1).
9. The Meridian City Council recognizes that the proposed application is
in compliance with the Meridian Comprehensive Plan.
10. The use proposed within the subject application will in fact, constitute a
conditional use as determined by City Ordinance.
11. The Meridian City Council takes judicial notice of its Zoning,
Subdivision and Development Ordinances codified at Titles 11 and 12, Meridian City Code and
all current zoning maps thereof and the Comprehensive Plan of the City of Meridian, and Maps
and the Ordinance establishing the Impact Area Boundary.
12. Giving due consideration to the comment received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction public facilities and
services required by the proposed development will not impose expense upon the public if the
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-ol-o36) 3
following conditions of development are imposed and the following is also found to be required
to mitigate the effects of the proposed use and development upon services delivered by political
subdivisions providing services to the subject real property within the planning jurisdiction of
the City of Meridian subject to the following:
Adopt the Recommendations of the Planning and Zoning and Engineering Staff as
follows:
12.1
Off-street parking shall be provided in accordance with the City of Meridian
Zoning and Development Ordinance and/or as detailed in site-specific
requirements.
12.2
Paving and striping shall be in accordance with the standards set forth in the City
of Meridian Zoning and Development Ordinance and in accordance with
Americans with Disabilities Act (ADA) requirements.
12.3
A drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer for all off-street parking
areas. All site drainage shall be contained and disposed of on-site.
12.4
Outside lighting shall be designed and placed so as not to direct illumination on
any nearby residential areas or the traveling public in accordance with City
Ordinance.
12.5
All signage shall be in accordance with the standards set forth in Ordinance 11-14
or as specifically approved. No temporary signage, flags, banners or flashing
signs shall be permitted.
12.6 Provide five-foot wide pedestrian walkways in accordance with City Ordinance.
12.7
Screen trash areas on at least three (3) sides. Coordinate screened trash enclosure
locations and construction requirements with Sanitary Service Company and
provide a letter of approval from their office prior to applying for building
permits.
12.8
Per Ordinance 11-17-4.B., a conditional use permit, when granted, shall be valid
for a maximum period of eighteen (18) months unless otherwise approved by the
City Council. During this time, the permit holder must acquire building permits
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-ol-o36)
4
12.9
12.10
12.11
12.12
12.13
and commence the construction of permanent footings or structures. Time
extensions are allowed per the ordinance.
Handicap parking, associated signage and building construction shall meet the
requirements of the Americans with Disabilities Act (ADA) and the Fair Housing
Act (FHA). By the architect or engineer=s stamp on plans, they must certify that
all construction meets ADA and FHA Standards. It appears at least one (1)
additional handicap parking stall is required to meet ADA/FHA minimum
standards.
Ordinance 11-13-5.B. requires a minimum of two (2) parking stalls per dwelling
unit for multi-family residential uses. This would require a minimum of 144 on-
site parking stalls; only 111 stalls are provided (33 stall deficit). Approximately
1.5 stalls per unit are provided. Senior apartment complex units are not
specifically addressed in the ordinance and may be considered a less intensive use
than standard multi-family units. Tramore is proposed to have 52 one bedroom
units and 20 two bedroom units. As such, there is justification to allow a
reduction under this CUP process.
As a condition of the CUP, a minimum 5-foot wide pathway shall be constructed
along the southern boundary of the subject lot, extending from the eastern
property line to merge with the required sidewalk along the east boundary of the
entry drive. The pathway shall provide an extension of the pathway already
constructed approximately 580 feet east in the Tremont Place Subdivision. The
pathway shall be constructed either within the Nine Mile Drain easement or
outside but shall be in general alignment with the Tremont pathway.
No sidewalk is currently shown adjacent to the main entry drive along the west
side of the parking lot. The Site Plan shall be revised to reflect the
Preliminary/Final Plat requirement for either an attached or detached 5-foot wide
sidewalk along the east boundary of Lot 2=s flag portion.
A future 25-foot wide vehicular access point shall be preserved at the southeast
comer of the apartment complex lot for a possible private connection to Idaho
Avenue in the future (see attached conceptual drawing). Until such time as Idaho
is actually extended, there shall be no need for the Applicant to actually construct
a driveway to the eastern boundary. However, should the Idaho Avenue
connection be possible in the future, then a condition of the CUP for Lot 1, Block
1 shall be that a vehicular connection shall be made and the parking lot re-
designed to accommodate a new driveway from the southeast comer of the lot to
the east property line.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-ol-o36)
5
12.14
12.15
12.16
12.17
Adopt
12.18
12.19
12.20
12.21
The Site Plan proposes a 20-foot wide street section/access point within the 50-
foot wide cross access easement (hatched). Ordinance 11-13-4.F. requires a
minimum 25-foot wide driveway width. Revise Site Plan to comply.
The elevations, color and construction materials for the two, 6-bay storage units
in the parking lot shall compliment the design and materials of the apartment
building.
Assessments for sewer and water service are determined during the building
permit application process.
Four modifications to the Preliminary/Final Plat Landscape Plan (Sheet LD. 1,
dated 7/12/01) are required per Condition #1 under APreliminary/Final Plat B
Site Specific.~ In addition to those changes for the plat landscaping, the
following modifications shall be made to the CUP Site Plan:
Ordinance 12-12-8.3.C requires an internal planter island every twelve
(12) parking stalls. The proposed Site Plan has several groupings of
parking stalls that exceed this maximum number of contiguous stalls. The
Site Plan (Sheet 1 of 1, Preliminary Plat) and Landscape Plan shall be
revised to comply with this ordinance.
the ACHD Recommendations as follows:
The applicant shall be required to construct a 7-foot wide attached concrete
sidewalk on Pine Avenue located 2-feet within the new right-of-way. Coordinate
the location and elevation of the sidewalk with District staff. If the sidewalk
meanders outside of the right-of-way, provide an easement for the sidewalk.
Pave the driveway to its full-required width of 24 to 30-feet and to a point 30-feet
beyond the edge of pavement of Pine Avenue with 15-foot radii pavement tapers
abutting the existing roadway edge.
If during construction any of the improvements are damaged the applicant is
required to replace any damaged curb, gutter, and/or sidewalk on Pine Avenue to
match existing improvements. Segments to be replaced shall be determined by
ACHD Construction Services staff.
Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-ol-o36)
6
12.22 Meet District drainage requirements per section 8000 of the ACHD Development
Policy Manual.
12.23
If utility relocation is necessary to construct improvements required with this
development, then all utility relocation costs associated with improving street
frontages abutting the site shall be borne by the developer.
12.24 Any existing irrigation facilities shall be relocated outside of the right-of-way.
12.25
Other than the access point specifically approved with this application, direct lot
or parcel access to Pine Avenue is prohibited. Lot access restrictions, as required
with this application, shall be stated on the final plat.
12.26 All recommendations which apply to the Preliminary and Final Plat also apply to
the Conditional Use Permit.
Adopt the Recommendations of the Nampa & Meridian Irrigation District as follows:
12.27 The District does not allow trees planted within the District's easement that
courses along the south boundary of the above-mentioned proposed subdivision.
12.28
All laterals and waste ways shall be protected and all municipal surface drainage
shall be retained on site. If any drainage leaves the site, the District shall review
the drainage plans. The developer shall comply with Idaho Code 31-3805; it is
recommended that irrigation water be made available to all developments within
the Nampa & Meridian Irrigation District.
Adopt the Recommendations of the Sanitary Service as follows:
12.29
The enclosure locations do not permit direct drive-on ability, and this shall
require small containers, 2 each, to be serviced three times per week. Sanitary
Services does note that large containers would reduce costs and provide more
capacity and less service frequency.
Adopt the Recommendations of the Meridian Police Department as follows:
12.30
Any future development, especially of a higher density type, will have further
impact on traffic study issues given there are no improvements slated before
2005, according to the developer's traffic study.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-ol-o36)
7
Adopt the Recommendations of the Central District Health Department as follows:
12.31
Submit written approval from the appropriate entities, and submittal of
plans for approval by the Idaho Department of Health & Welfare, Division of
Environmental Quality, the Applicant shall be approved for central sewage and
central water.
12.32 Run-off shall not create a mosquito breeding problem.
12.33
It is recommended that storm water be pre-treated through a grassy swale 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
shall 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 Division of Environmental Quality, July 1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Additionally, from the staff comment after the City Council meeting held on December
18, 2001, pertaining to 12.10 on page 6 and 1.10 on page 17, and addressing the issues within
that particular staff comment, and the applicant shall comply as a requirement, and those two
sections shall be revised and shall now read as follows:
12.34
"Ordinance 11-13-5.B. requires a minimum of two (2) parking stalls per dwelling
unit for multi-family residential uses. The senior apartment complex use is, under
the CUP process, granted a reduction of this requirement to allow 1.5 stalls per
unit. The proposed 111 parking stalls are deemed sufficient to meet the needs of
the 52 one bedroom units and 20 two bedroom units, which are shown on the Site
Plan."
Additionally, from the memo of Brad Hawkins-Clark, dated January 10, 2002,
responding to JoAnn Butler's 1-8-02 memo, the following shall apply to items 12.30 and 1.30, as
follows:
12.35 The Nine Mile Drain can be fenced but the Rutledge Lateral must be tiled and not
fenced.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-oz-o36)
8
13. The proposed uses within the subject application will be harmonious
with and in accordance with the Meridian Comprehensive Plan and the City of
Meridian Zoning and Development Ordinance because:
13.1 The subject property is designated on the "Generalized Land Use Map" as
"Existing Urban."
14. The uses proposed within the subject application subject to the
conditions herein ordered will be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance or intended character of the general vicinity and that
such uses will not change the intended essential character of the same area.
15. The uses proposed within the subject application will not be hazardous or
disturbing to existing or future neighboring uses.
16. The uses proposed within the subject application will be served adequately by
central public facilities and services such as highways, streets, police and fire protection,
drainage structures, refuse disposal, water, and sewer.
17. The uses proposed within the subject application will 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. There is a possibility of increased traffic from the future
development of Lot 2 (parcel "B"), which the Meridian Police Department recognizes.
18. The development will not result in the destruction, loss or damage of natural or
scenic feature of major importance relating to the property.
CONCLUSIONS OF LAW
1. The City of Meridian shall exercise the powers conferred upon it by the "Local
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-ol-o36)
9
Land Use Planning Act of 1975" hereinafter referred to for convenience as the "Act" codified at
Chapter 65, Title 67, Idaho Code (I.C.§67-6503).
2. The Meridian City Council may exercise all the powers required and authorized
under the "Act" except the power to adopt ordinances by the establishment of a Planning and
Zoning Commission by ordinance pursuant to Idaho Code Section 67-6504 which the City
Council of the City of Meridian has established by the passage of the "City of Meridian Zoning
and Development Ordinance" at Titles XI and XII, Chapter I, Meridian City Code.
3. As part of a zoning ordinance the City Council can, subject to hearing and notice
provision required, provide for the process of special and/or conditional use permits which a
proposed use is otherwise prohibited by the terms of the ordinance but allowed with conditions
under the specific provisions of the ordinance which the City of Meridian has done in the
adoption of its zoning ordinances.
4. The City Council has the duty and responsibility to review the facts and
circumstances of each application for special use permit to determine prior to granting the same
that the evidential showing supports the finding that the following standards are met and that the
proposed development: (Meridian City Code § 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;
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;
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;
D. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-ol-o36)
lO
That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools, parks~ police and fire protection, drainage structures,
refuse disposal, water, sewer; or that the person responsible for the establishment of the
proposed conditional use shall be able to provide adequately any such services;
F. That the proposed use will not create excessive additional cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
Go
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 the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
H. That the proposed use will have vehicular approaches to the property which shall be so
designated as not to create interference with traffic on surrounding public streets; and
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.
5. Prior to granting a conditional use permit in the Limited Office District (L-O), a
public hearing shall be conducted with notice to be published and provided to property owners or
purchasers of record within three hundred feet (300') of the external boundaries of the land
under consideration for the conditional use permit all in accordance with the provisions of
Meridian City Code § 11-17-5 City of Meridian Zoning and Development Ordinance, which
provides as follows:
"Prior to approving a Conditional Use Permit, the applicant and the Commission and
Council shall follow notice and hearing procedures provided in Chapter 15 of this Title.
Provided, however, that conditional use applications for land in Old Town and in
industrial and commercial districts shall only be required to have one public hearing
which shall be held before the Planning and Zoning Commission; and after the
recommendation of the Commission is made, the application shall go before the City
Council without a public hearing and the Council may approve, deny, or modify the
recommendation of the Commission."
6. Following the public hearing and within 45 days after the conclusion of the
public hearing the Commission shall, transmit its recommendations to the Meridian City Council
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-ol-o36)
11
with supportive reasons. The Commission shall recommend that the application be approved,
approved with conditions or denied. The Commission shall ensure that any approval or approval
with conditions of an application shall be in accordance with Meridian Comprehensive Plan,
City of Meridian Zoning and Development Ordinance, and Idaho State law. (Meridian City Code
§ 11-17-6)
7. When the City Council approves a conditional use permit it may impose
conditions of that approval that reasonably:
A. Minimize adverse impact on other development;
B. Control the sequence and timing of development;
C. Control the duration of development;
D. Assure that the development is maintained property;
E. Designate the exact location and nature of the development;
F. Require the provision for on-site public facilities or services; and
G. Require more restrictive standards than those generally required, in this
Ordinance.
8. The City of Meridian has, by ordinance, established the Impact Area
and the Comprehensive Plan of the City of Meridian, which was adopted December
21, 1993, Ord. 629, January 4, 1994 and Maps.
DECISION AND ORDER
GRANTING CONDITIONAL USE PERMIT SUBJECT TO CONDITIONS
NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING FINDINGS OF
FACT AND CONCLUSIONS OF LAW, the City Council does hereby ORDER and this
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-ol-o36)
12
does Order that:
1. That the above named applicant is granted a conditional use permit for a planned
development for a senior community in an L-O zone located south of W. Pine Ave. east of N.
Linder Road, Meridian, Idaho, subject to the following conditions of use and development:
Adopt the Recommendations of the Planning and Zoning and Engineering Staff as
follows:
1.1
Off-street parking shall be provided in accordance with the City of Meridian
Zoning and Development Ordinance and/or as detailed in site-specific
requirements.
1.2
Paving and striping shall be in accordance with the standards set forth in the City
of Meridian Zoning and Development Ordinance and in accordance with
Americans with Disabilities Act (ADA) requirements.
1.3
A drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer for all off-street parking
areas. All site drainage shall be contained and disposed of on-site.
1.4
Outside lighting shall be designed and placed so as not to direct illumination on
any nearby residential areas or the traveling public in accordance with City
Ordinance.
1.5
All signage shall be in accordance with the standards set forth in Ordinance 11-14
or as specifically approved. No temporary signage, flags, banners or flashing
signs shall be permitted.
1.6 Provide five-foot wide pedestrian walkways in accordance with City Ordinance.
1.7
Screen trash areas on at least three (3) sides. Coordinate screened trash enclosure
locations and construction requirements with Sanitary Service Company and
provide a letter of approval from their office prior to applying for building
permits.
1.8
Per Ordinance 11-17-4.B., a conditional use permit, when granted, shall be valid
for a maximum period of eighteen (18) months unless otherwise approved by the
City Council. During this time, the permit holder must acquire building permits
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-ol-o36)
13
1.9
1.10
1.11
1.12
1.13
and commence the construction of permanent footings Or structures. Time
extensions are allowed per the ordinance.
Handicap parking, associated signage and building construction shall meet the
requirements of the Americans with Disabilities Act (ADA) and the Fair Housing
Act (FHA). By the architect or engineer=s stamp on plans, they must certify that
all construction meets ADA and FHA Standards. It appears at least one (1)
additional handicap parking stall is required to meet ADA/FHA minimum
standards.
Ordinance 11-13-5.B. requires a minimum of two (2) parking stalls per dwelling
unit for multi-family residential uses. This would require a minimum of 144 on-
site parking stalls; only 111 stalls are provided (33 stall deficit). Approximately
1.5 stalls per unit are provided. Senior apartment complex units are not
specifically addressed in the ordinance and may be considered a less intensive use
than standard multi-family units. Tramore is proposed to have 52 one bedroom
units and 20 two bedroom units. As such, there is justificatiOn to allow a
reduction under this CUP process.
As a condition of the CUP, a minimum 5-foot wide pathway shall be constructed
along the southern boundary of the subject lot, extending from the eastern
property line to merge with the required sidewalk along the east boundary of the
entry drive. The pathway shall provide an extension of the pathway already
constructed approximately 580 feet east in the Tremont Place Subdivision. The
pathway shall be constructed either within the Nine Mile Drain easement or
outside but shall be in general alignment with the Tremont pathway.
No sidewalk is currently shown adjacent to the main entry drive along the west
side of the parking lot. The Site Plan shall be revised to reflect the
Preliminary/Final Plat requirement for either an attached or detached 5-foot wide
sidewalk along the east boundary of Lot 2's flag portion.
A future 25-foot wide vehicular access point shall be preserved at the southeast
comer of the apartment complex lot for a possible private connection to Idaho
Avenue in the future (see attached conceptual drawing). Until such time as Idaho
is actually extended, there shall be no need for the Applicant to actually construct
a driveway to the eastern boundary. However, should the Idaho Avenue
connection be possible in the future, then a condition of the CUP for Lot 1, Block
1 shall be that a vehicular connection shall be made and the parking lot re-
designed to accommodate a new driveway from the southeast comer of the lot to
the east property line.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-ol-o36)
14
1.14
The Site Plan proposes a 20-foot wide street section/access point within the 50-
foot wide cross access easement (hatched). Ordinance 11-13-4.F. requires a
minimum 25-foot wide driveway width. Revise Site Plan to comply.
1.15
The elevations, color and construction materials for the two, 6-bay storage units
in the parking lot shall compliment the design and materials of the apartment
building.
1.16 Assessments for sewer and water service are determined during the building
permit application process.
1.17
Four modifications to the Preliminary/Final Plat Landscape Plan (Sheet LD. 1,
dated 7/12/01) are required per Condition/ti under "Preliminary/Final Plat B Site
Specific." In addition to those changes for the plat landscaping, the following
modifications shall be made to the CUP Site Plan:
Ordinance 12-12-8.3.C requires an internal planter island every twelve
(12) parking stalls. The proposed Site Plan has several groupings of
parking stalls that exceed this maximum number of contiguous stalls. The
Site Plan (Sheet 1 of 1, Preliminary Plat) and Landscape Plan shall be
revised to comply with this ordinance.
Adopt the ACHD Recommendations as follows:
1.18
The applicant shall be required to construct a 7-foot wide attached concrete
sidewalk on Pine Avenue located 2-feet within the new right-of-way. Coordinate
the location and elevation of the sidewalk with District staff. If the sidewalk
meanders outside of the right-of-way, provide an easement for the sidewalk.
1.19
Pave the driveway to its full-required width of 24 to 30-feet and to a point 30-feet
beyond the edge of pavement of Pine Avenue with 15-foot radii pavement tapers
abutting the existing roadway edge.
1.20
If during construction any of the improvements are damaged the applicant is
required to replace any damaged curb, gutter, and/or sidewalk on Pine Avenue to
match existing improvements. Segments to be replaced shall be determined by
ACHD Construction Services staff.
1.21
Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-ol-o36)
15
1.22 Meet District drainage requirements per section 8000 of the ACHD Development
Policy Manual.
1.23
If utility relocation is necessary to construct improvements required with this
development, then all utility relocation costs associated with improving street
frontages abutting the site shall be borne by the developer.
1.24 Any existing irrigation facilities shall be relocated outside of the right-of-way.
1.25
Other than the access point specifically approved with this application, direct lot
or parcel access to Pine Avenue is prohibited. Lot access restrictions, as required
with this application, shall be stated on the final plat.
1.26 All recommendations which apply to the Preliminary and Final Plat also apply to
the Conditional Use Permit.
Adopt the Recommendations of the Nampa & Meridian Irrigation District as follows:
1.27
The District does not allow trees planted within the District's easement that
courses along the south boundary of the above-mentioned proposed subdivision.
1.28
All laterals and waste ways shall be protected and all municipal surface drainage
shall be retained on site. If any drainage leaves the site, the District shall review
the drainage plans. The developer shall comply with Idaho Code 31-3805; it is
recommended that irrigation water be made available to all developments within
the Nampa & Meridian Irrigation District.
Adopt the Recommendations of the Sanitary Service as follows:
1.29
The enclosure locations do not permit direct drive-on ability, and this shall
require small containers, 2 each, to be serviced three times per week. Sanitary
Services does note that large containers would reduce costs and provide more
capacity and less service frequency.
Adopt the Recommendations of the Meridian Police Department as follows:
1.30
Any future development, especially of a higher density type, will have further
impact on traffic study issues given there are no improvements slated before
2005, according to the developer's traffic study.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-o1-o36)
16
Adopt the Recommendations of the Central District Health Department as follows:
1.31
Submit written approval from the appropriate entities, and submittal of
plans for approval by the Idaho Department of Health & Welfare, Division of
Environmental Quality, the Applicant shall be approved for central sewage and
central water.
1.32 Run-off shall not create a mosquito breeding problem.
1.33
It is recommended that storm water be pre-treated through a grassy swale 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
shall 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 Division of Environmental Quality, July 1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Additionally, from the staff comment after the City Council meeting held on December
18, 2001, pertaining to 12.10 on page 6 and 1.10 on page 17, and addressing the issues within
that particular staff comment, and the applicant shall comply as a requirement, and those two
sections shall be revised and shall now read as follows:
1.34
"Ordinance 11-13-5.B. requires a minimum of two (2) parking stalls per dwelling
unit for tnulti-family residential uses. The senior apartment complex use is, under
the CUP process, granted a reduction of this requirement to allow 1.5 stalls per
unit. The proposed 111 parking stalls are deemed sufficient to meet the needs of
the 52 one bedroom units and 20 two bedroom units, which are shown on the Site
Plan."
Additionally, from the memo of Brad Hawkins-Clark, dated January 10, 2002,
responding to JoAnn Butler's 1-8-02 memo, the following shall apply to items 12.30 and 1.30, as
follows:
1.35 The Nine Mile Drain can be fenced but the Rutledge Lateral must be tiled and not
fenced.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-ol-o36)
17
2. The conditions shall be reviewable by the Council pursuant to Meridian
City Code § 11-17-9.
3. The above conditions are concluded to be reasonable and the applicant shall meet
such requirements as a condition of approval of the application for a conditional use permit.
4. That the City Attorney draft an Order Granting Conditional Use Permit
in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a
copy served by the Clerk upon the applicant, the Planning and Zoning Department, the Public
Works Department and any affected party requesting notice.
NOTICE OF FINAL ACTION
Please take notice that this is a final action of the governing body of the City of Meridian,
pursuant to Idaho Code § 6%6521 an affected person being a person who has an interest in real
property which may be adversely affected by the issuance or denial of the conditional use permit
approval may within twenty-eight (28) days after the date of this decision and order seek a
judicial review as provided by Chapter 52, Title 67, Idaho Code.
By action of the City Council at its regular meeting held on the
ROLL CALL:
COUNCILMAN BIRD
VOTED
COUNCILWOMAN deWEERD
VOTED
COUNCILWOMAN McCANDLESS
VOTED
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-oi-o36)
18
COUNCILMAN NARY
VOTED
MAYOR ROBERT D. CORRIE (TIE BREAKER)
DATED: ~'-"/
VOTED
MOTION:
APPROVE~
DISAPPROVED:
Copy served upon Applicant, Planning and Zoning Department, Public Works
Department and the City Attorney.
-,,,':'~ c~
Dated:
%
ZSWork~M~Meridian~Meridian 15360~Tramore Sub PFP01-006 CUP01-036~F~lsCUPOl-036usethisone011102.doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP'ol-o36)
19
.L %Y.I. .L¥ l i ~.t.X_L.L~.t~ x...L N
~ -IER,IDUuX{; UD,~-[O 83~2
PUBLIC
BUILDGqG
COS) 887-~I1 -
PI.AI,~iqh'~'G .~D ZONIlqG
October 3,1,2001
To;
From:
Mayor, City Council and PlanzS~g & Zoning Commission
Brad Hawkins-Clark, Planner
Bruce Freckleton, Senior Engineering
Tramore Subdivision & Senior Community
'RECEIVED
NOV 0 { 2001
ity Of MeHdia.u
i~ Clark Office
Request for Conditional Use Permit for a 72-Unit, Three-Story Apartment
Complex on 4.30. acres in an L-O Zone by Thomas Development Co.. (File
CUP-Ol-OS~.
Request for Preliminary/Final Plat of 2 Building Lots on' 10.00 acres in aL-O
Zone by Thomas Development Co. (File PFP-O.I-OOgL
V~'e have reviewed this. submittal and offer the folIo~ring comments, as conditions of the
applicant These conditions shall be considered in full, unless expressly modified-or deleted
by motion of the Meridian-Ci~-C0uncih
APPLICATIONS S~Y
The applicant, Thomas Development Company, has applied for a Conditional Use Permit (CLIP)
and Preliminary/Final Plat approval of a 10-acre parcel of land, located on West Pine Avenue.
The applicant's Preliminary/Final Plat request, if approved, will split the existing 10-acre parcel
into two (2) building lots, including one/lag lot. The lots are separated by the N/ac Mile Drain
and its associated 100-foot wide easement. The plat is technic.ally a resubdivision of portiere of
two existing lots in the West Lawn Subdivision. The CUP proposes to coustmct one (1), th'ce-
story, 72-unit senior apartment complex .on the north'Iot with Pine Avenue fi.outage. 1'4o use is
proposed at this time for the lot south of the Nme'Mile Drain. The subject.property is currently
zoned Limited Office (L-O) and no rezone is proposed. The Applicant voluntarily held a
neighborhood meeting with stii~'ounding property owners earlier this year and conducted a traffic
study on the impact of the developmeflt. While Staff is recommend/ag approval of both
applications, we are recommending the Commission delay a final decision until the Applicant
resolves the driveway location with ACHD (see Recommendations below).
NOIE: There were t~o (2) a~fferent dztailed £Ians s~braittdit in tl~. raee~ing pae~= for the
senior ap~m'm~nts lot. One ~as labeled "Trmnore Aparlr~e~ Site Plan' and dated 1'1~-00 and
the other dated 7-13-0L The CUP comments below address the 7-15-01 plan. Please disregard
the 1-1i-O01~lan.
LOCATION
The Subject parcel of land is located on the south side of W; Pine Avenue, approximately 950
feet ~st of Linder Road. The property is east of and adjacent to the Sunbridge Rehabilitation and
October 3 I, 2001
Page 2
Living Center and is bisected by the Nine Mile Creek. The property is designated as "Existing
Urban" in the ComprehenSive Plan.
SURROUNDING PROPERTIES
North: Six (6) single family residential homes in the Navarre Place Subdivision, zoned R-4.
South: Un/on Pacific Railroad immediately south and a 24-acre, vacant parcel south of the
railroad, zoned RUT.
East: A TS-acre, vacant parcel, owned by Fiscal Funding, Inc. (a SanFrancisco, CA firm),'
zoned L-O.
West: Sunbfidge Rahab Living Center, zoned L-O.
CURRENT OWNERS OF RECORD
Western Sky Development, Inc., represented by Stephen R. Lile, is the current property owner of'
proposed Lot 2, and Sunnyridge Associates, represented by Robert K Angell, is the property
owner of'proposed Lot 1. Both owners have submi~ed consent for the subject applications.
PRELIM]NARY PLAT KIlN'DINGS AND REOI. rlRE~S
Sections 12-3-3 1.2. and 12-3-5 D read as follows: ~ determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following'
l;' Th-e-~:onf0maiiee- office s~fii~.~ion With the Comprehensive Development Plan;
Staff finds the proposed Preliminary/Final Plat to be in conformance ~vith the
Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are readily availabl'e'to the lots within the proposed
subdivision, provided changes as may be required b~. the Public Works and Building
Departments are made.
c. The continuity of, the prop, osed development with the. capit~d improvement
program;
Staff' finds that the subdivision is in accordance with the current capita/improvement
program. ;.
of supporting' services for the proposed
d. The public financial capability
development;
Staff finds that the development will not require public exp.enditures for supporting
services in excess of acceptable, standard levels.
e. The other health, safety or environmental Problems that may be brought to the
Commission's attention.
Staff finds that there are not any other health, safety or environmental, problems
associated with this subdivision that should be brought to the Council or Commission's
attention beyond any raised by the Health Deparmaent, NNflD or other public agencies.
The Nine Mile Drain is a significant natural feature that should be protected through
standard stormwater and mn-offmanagement practices.
We have reviewed this submittal and offer the following comments, as conditions of the
application. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Council:
PR.ELINffNARY/FIN~ PLAT -- SITE SPECIFIC COMiMENTS
Landscaping.& Fencing
1. The Landscape Plan mbmitted with the Preliminary/~Final Plat application (Sheet LD.1, dated
7/1~01) is not approved. The following modifications and/or new information needs to be
submitted:
a) The submitted plan only includes Lot, Block 1 (north lot), While Lot 2 is not
proposed to be developed at ~ time, subdivision perimeter landscaping i~ required
by Ordinanca 12-12-7.3. Applicant must submit a revised landscape plan ~hg..wing
pe_~tar...!andscaping,adjacent-to-the LrpRR right~fz~ay.~ ord~ce 12.12-9.9
requires a minimum 5-foot wide landscape buffer with one (1)tree planted per
thirty-five (35) lineal feet.
b) The submitted plan includes five (5) conifers in the Pine Avenue street buffer, all of
which will have to be replaced with a deciduous variety to comply with Ordinance
12-12-4.2. Revise plan accordingly,
c) Ordinance 12-12-8.2 requires a minimum five-foot wide perimeter landscape strip
along all lot lines that are adjacent to vehicular use areas. Applicant must submit a
revised plan showing a perimeter landscape strip, planted with one (1) tree per thirty-
five (3 5) lineal feet, alohg the west boundary' of the entry drive, fi.om Pine Avenue
south to the north easement line oft. he Nme Mile'Drain. Upon development of Lot 2,
Block 1, the 5-foot. wide perimeter landscape snip must extend the full depth of said
lot or other lands&ping a.s may be required at' the time of development.
d) The proposed landscaping between the south end of the parking lot and the north
Nine Mile Drain easement lies within the future 20-foot wide City of Meridian'
sanitary 'sewer easement. Applicant must submit a revised plan that does not show
any trees within 'this 20-foot easement. Shrubs .and groundcovers are permitted
outside the area of the access road.
Fifteen (15) eopie~ of the revised landscape Plan shalI be submitted to the Planning and
Zoning'Department.staff for a i:eview of completeness prior to the P&Z Commission heating.
2. Per Ordinance 12-12-7.3, the Pine Avenue landscape buffer must be placed within a common
lot. The proposed buffer width meets the minimum 20 feet, but the plat does not show it
Pa~e 4
within a separate common int. However, as proposed in the CUP application, the northwest
comer of the apartment building will not meet minimum front building setbacks it' a
landscape common lot is added. The Applicant must submk a Variance application at least
20 days prior m the City council hearing to ekher allow the front building setback to be
'¢alcula£ed from the right-of-way line (ifa common lot is added) or co allow the Pine Avenue
landscape buffer co be placed within a landscape e~ement. Since the landscape frontage is
only on Lot 1, Staffwould recommend approval of;he variance request.
No fencing is proposed as part of the application. If the Applicant intends to install any
permanent fencing within the subdivision, fencing dc'aris must be submitted at least 10 days
prior to the City Council hearing. Details shall include height, construction materials and
exact location(s). If no permanent fencing is provided, temporary construction fencing to
contain debris must be installed around the perimeter of the building lot prior to the issuance
of a building permit.
Per Ordinance 12-12-10, any existing trees withiv, the subdivision that are 4" caliper or
greater that are removed from the propewy' shall be replaced by installing additional trees,
being the equivalent number of Caliper inches oftree~ that were removed.
5. All required landscaping and fencing (should the Commission or Council require it) shall be
installed prior to the issuance of a Certificate of Occupancy for any building on either lot in
the subdivision. A letter of credit or cash. in the mnoun~ 0~! !.0% ~!! be required for these
improvements prior t0 the'Ci~'S Signature 0n the Final Plat.
Traffic / Vehicular
6. The Preliminary Plat does not show curb, gutter or sidewalk along either side of the flag
portion of Lot 2 (entry drive). North of the N'me Mile Drain north easement line in Lot 2, the
Applicant shall revise the Preliminary Plat to include curb, guttar and- landscaping on the }
west Side of the lot and curb, gutter and sidewalk on ,the east side of the lot. This will
accommodate both vehicular and pedestrian connection acrbss the drain in the future. "~
7. No details were included in t..h.e ~pplicafion regarding provision of a bridge across the N'me ~
Mile DrakL Any future use o~ Lot 2, Block 2 is dependent upon this access/crossing, both for ~
vehicular access to Pine and to accqnnnodate a sewer line extension. The bridge crossing, Cl
both north and south touch points, wilt fall entirely within the boundaries of Lot 2 (the flag
lot). Typically, such bridges, if publicly owued right-of-way, are constructed or bonded for
through ACHD's Trust Fund as a condition of a Final Plat. However, if the plat is approved
with a private drive and a private bridge, ACED will not receive or hold such bonding. If the
City made the bridge a condition of the plat, Ordinance 1.2-5~3 does grant authority to the
City to require and hold financial guarantees for private improvements. Staff recommends
the Applicant make a written commitment to the City as to when the private bridge will' be '
constructed and the general terms of which property owner(s) will be responsible to fund the
bridge construction. In addition to including the Applicant's commitment as a condition of
the Final Plat, a condition of the Final Plat shall be that a vehicular bridge must be
constructed prior to the issuance cfa building permit for .Lot 2, Block 1.
October 3 [, 200 [
Page 5
8. Due to the potential westward ex'tensions of W. Idaho Ave. and w. Broadway Ave., which
currently stub to the west property line of Tremont Subdivision approx/mately 600 ~'eet to the
east of subject property, Staff recommends a vehicular access point be preserved along the
east property line of LOt ~ .Block 1. Staffdoes not ~oresee a'public sweet dedication within
Tramore Subdivision, but We are recommending the layout/design of
account the possibility of accessing a new, future public street adjacent to i~¢-~m'b'~undary.
CPiease refer to the attached conceptual drawing.) TLs .will ~Io~~gress/egess points
for Lot 2 rather than a single access to Pine A.v~ overall connectivity and
emergency accessibility. Staff re~~e Subdivision F'mai Plat
be that Lot 2, Block 1 sh~ a~ ..mini.'~um. ~.5-f~ot .wide vehicul_ar acces.~s dn.'ve_ at a
point o re
ac oB
Ali parking shall be retdned on-site for ali baildings ~d basinesses ~thin the subdivision.
All parking and areas of circulation on the two ]o~s shall be paved, striped: and meet
minimum dimension requirements a_nd number ofsta/!s ~ per City Ordinance. Handicapped
parking must meet the standards of the Americans MO Disabilities Act.
Public Worm
$~ary_ s.~wer and..water service to this ~ubdivision will be'via existing gravity sewer and
water mains located in adjacent developments. AppZicant will be responsible to com'truct
mains to and through this proposed development. Subdivision designer to coordinate main
sizing and' routing with the Public Works Depa~ a,ent.
11. A drainage plan designed by a State of Idaho licensed architect or engineer is required and
shall be submitted to the City Engineer (Ord. 557,' 10-I-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 Mxuagement
Practices for Idaho Cities and Counties" and City of Meriiiian standards and policies. Off-
site disposal into a surface water is pr6hibited unless the ju, dsdiction which has authority over
the receiving stream provides written authorization prior to development plan approval. The
applicant, is responsible far, filing all ,necessary applications with the Idaho Department of
Water Resources regarding Shallow Injection Wells on ~e Final Plat.
t~'UP..~ L,-~l(~, Pk"'P -.4 t
12. Assessment fees for water and sewer service are deterrnq~ed during the. building plan review
process :.
13. Graphically depict the 20-foot wide sanitary sewer easement in favor of the City of Meridian
along the sot,them boundary'OfLot 1, Block 1. Applicant shall be responsible to construct an
(8") eight-inch diameter sewer main within said easement to the east boundary line. A
minimum 20-foot wide access road shall also be requ/red over said sewer main.
i4, Wkh the exception of/~/ae Nine/vEle Drain, all ex/stLug irrigation/drainage ditches crossing
the property to be included in this project, shall be tiled per City Ordinance 12-4-13.A." Plan~
will need to be approved by the appropriate irrigation/drainage district,, or lateral users
association, with written come'u-marion of' said approval submitted to the Public Works
Department..
15. Please
add or revise the following Final Plat Note(s):
(1.) ...applicable zoning and subdivision re~miations...
(2.) ...building permit, as ¢~tablish,.t ,:peci£c:.lly
(3.) DELETE
(5.) ..., as-ahe-,va h,,:,,oa, unless dimensioned otherwise.
(6.) D~ETE
(8.) DaL TE
(9.)
(10.) ...Idaho Code, or its provisions that apply to irrigation rights.
02.) '"
(t4.) ,t twenty (20)foot wide permanent sanitary sewer easement in favor of the City
of Meridian is located along the southern bowndary of £ot 1, Block 1.
(15.} ~ one-tnmdred foot (t00'} wide existing Nampa Meridian Irrigation District
easement is located along the Nme Mile Drain as s3own.
(7 6.) The owner of each tot, across which passes an irriga~on/drainage ditch or pipe,
is responsible for the maintenance thereof, unless ~ch responsibility_is assumed l~y
an irrigatYan/drainage ~s~¢t, .
.(17.).The bottom-~l~on of stntctttral foorings shall be set a minimtan of 12-inches
above the highest e~tablished normal ground water elevation.
(I8.) ,ds depicted on FIRM Panel 231, portions of this subdivision lie within the 100
and 500 year floodplair~
16. Change the description of the easement symbol in tM plat legend to read "Public Utilities,
Drainage, and Irrigation Easement"
17. Revise the owner's names/n the Certificate of Owners.
PRELIMINARY/FINAL PLAT - STANDARD REOUIREMENTS
Any existing domesti~'welIs and&r septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 5-7-517. Wells may be.
used for non-domestic purposes mca as landscape irrigation.
Please submit a copy of/he Ada County Street Name Committee's final approval letter
for the subdivision name, lo1 and block numbering. Make any corrections neCesSary to
conform. Assessment fees fqr water and sewer service' will be determined during the
building plan review process.
3. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
Page 7
Two-hundred-fifty watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department..~dl streeflights shall be installed at
subdivider's expense.
Underground year-round pressurized irrigation must be provided to all landscape areas on
site. Please submit hook-up and design details based on the proposed landscaping. Due
to the size of landscaped area, primary water supply connection to the City's mains will
not be allowed, applicant shall be required to utilize any e.'cisting surface or well water
for the primary source. If Cky water is proposed as a secondary source, developer shall
be responsible to pay water assessments for the cadre common open area.
Please ad&ess, in written form, all above-mentioned items and submit to the City Clerk's
office by 12:00 P.M. of the Friday prior to the scheduled meeting of the Planning &
Zoning Commission. Prior to development plan approval, three copies of the revised plat
must be reviewed by the Public Works Department for compliance with ail conditions of'
plat approval.
PreliminaryfFinal Plat Recommendation
Staff recommends approval of the Preliminary/Final Pla application with the above-mentioned .~"-.
condkions. II~wevcr, oa~, o£ACIID'~ ~.u~dlti~,,~ ;.~ th~; th,. p,,~t, aced e, nt~j' d~,~.alou~ t~ .,,.x ~
boundary be relocated to the east, This will .~mpact the-enta'econfimra mn o£ me CUP Site Plan
as well as-fot'C~ ~/i-~deSign of the sewen Staffreer~,,,,-';.rds me Commission withhold any final ~r
approval until this issue is reso~v_d b~.[~een the Applicant and ACI-ID and the City receives a
Preliminary P'at (~im utdity plans) and CUP Site Plan that complies with ACHD's driveway
~-sot poliay.
CONDITIONAL USE PERMIT- sTANDARD REO~S
Off-stre~t parking shall be provided in accordance with.the City of Meridian Zoning and
Development Ordinance and/or as detailed in site-specific requirements.
Paving and striping shall be in accordance with the.standards set forth in the City of
Meridian Zoning and Development Ordinance and in accordance with Amedcan-q with
Disabilities Act (ADA~ requirernent, s.
o
A drainage plan designed by a state of Idaho licensed architect or engineer is required
and shall l~e submitted to the City Engineer for all off-m'eet parking areas. All site
drainage shall be contained and disposed ofon-ske. ..
Outside lighting shall be designed 'and placed so as' not to direct illumination on any
nearby residential areas or the traveling public in ac:ordance with City Ordinance.
Ail signage shall be in accordance with the standards' set forth in Ordinance 11-I4 or as
specifically approved. No temporary signage, !Iags: .banners or flashing signs will be
penn/ned.
October ] [, 200[
6. Provide five-foot wide pedestrian walkways in accordance with City Ordinance.
Screen trash areas on at least three (3) sides. Coordinate screened trash enclosure
locations and construct/on requirements with Sanitary Service Company and provide a
letter of approval from the/r office prior to applying for building permits.
Per Ordinance I 1-17-4.B., a conditional use pea?nit, when 8ra. nted, shall be valid for a
maximum period of eighteen (18) months unless otherwise approved by the Cky Council.
During this time, the permit holder must acquL-e building permits and commence the
construction of permanent footings or structures. Time e~ensions are allowed per the
ordinance.
CONDITIONAL USE PERMIT -- SITE SPECIFIC REOUIREMENTS
Handicap parking associated sis~mg¢ and building construct/on shall meet the'
requirements of the Americans with Disabilities Act (ADA) and the Fair Housing Act
('FI-IA). By the architect or engineer's st~,mp ou plan% they must certify that all
construction meets ADA. and FHA Standards. It appears at least one (1) additional
handicap parking stall is required to meet ADMFKA minimum standards.
Ordin~c.e_ 1 l~13~/.B._ requires a minimum' of two (2)parking StallS"per awelllng ~{~ for
multi-family residential uses. This would require a minimum of 144 on-site parking
stalls; only 111 stalls are provided (33 stall deficit). Approximately 1.5 stalls per unit are
provided. Senior ~p~anent complex units are not specifically addressed in the ordinance
and may b'e considered a less intensive use than stand~d multi-family units. Trarnore is
proposed to h~ve 52 one bedroom units ~nd 20 two bedroom units. As suck, there may be
justification to allow a reduction under this CUP process. The Applicant should address
anticipated parking needs as part of the wr~en, r.espon~e to this memo and the
Commission/Council may allow a reduction if 11.1 stalls are deemed sufficient.
Allowance for visitor spaces should be taken into consideratioa.
Aa a condition of the CUP, Sr,~ff recommends a minimum 5-foot wide pathway be
constructed along the ~buthem bound~y of the subject lot, extending from the eastern
property line to merge with the required sidewalk along the east boundary of the entry
drive. The pathway will provide an extension of the pathway akeady constructed
approximately 580 feet east in the Tremont Place Subdivision. The pathway may be
constructed either within'the Nine M~le Drain easement or outside but shall be in general
alignment with the Tremont pathway.
No sidewalk is currently'shOwn ~ljacent tOthe m~in entry drive along the west side of
the parking lot. The Site Plan should be revised to reflect the Preliminary/Final Plat
requirement for either an attached or detached '5-foot wide .sidewalk along the east
boundary of Lot.2's flag portion.
Staff recommends a future, 25-foot wide vehicular access point be prescrv.ed at the
southeast comer of the apartment complex lot for a possible private connection to Idaho
Avenue in the future (see attached conceptual drawing). Until such time as Idaho is
actually extended, we do not see the need for the Applicant to actually construct a
driveway to the eastern boundary. However, should the 'Idaho Avenue connection be
possible in the future, Staff recommends a condition of the CUP for Lot 1, Block l be
that a vehicular connection must be made and the parking lot re-designed to
accommodate a new driveway from the southeast comer of the lot to the east property
line.
The northwest comer of the apartment building, is currently shown at a 20-foot building
setback from the north property line. Ordinav_ce 11-9-1 requkes a 30-foot front yard
setback on Collector streets in the L-O zone. The Site Plan must be revised to meet the
minimum 30-foot setback distance. It appears there is at least 10 additional feet of
buildable land at the south end of Lot' 1, so this re:luirement should not require a variance.
The Site Plan proposes a 20-foot wide street se~ion/access point within the 50-foot wide
cross access easement (hatched). Ordinance 11-13-4.F. requires a minimum 25-foot w/de
driveway width. Revise Site Plan to comply.
The elevations, cOlor and construction materids for the tw°, 6-bay storage units in the
parking lot shall compliment the design and materials of the apartment building.
9. A_s~_ssme~ts.. for sewn.and water serdce_ are ._ determined during the building permit"lq'
application process.
10. Four modifications to the Preliminary/Final Plat Landscape Plan (Sheet LD.1, dated
7/12/01) are required per Condition
addition to those changes for the plat landscaping, the following modifications must be '-~
made to the CUP Site Plan:
a. Ordinance I2-12-8.3.C requires an internal p'lanter island every twelve (12)
parking r~lls. The proposed Site Plan' has several groupings of parking ~talls that
exceed this max/mum number of contiguous stalls. The Site Plan (Sheet 1 of 1,
Preliminary Pl.a.t.) and Landscape Plan shall be revised to comply with th/s
ordinfince.
C13'P Recommendation
Staff recommends approv~ of ~e CUP application, with the conditions noted above. The 9-2~-
00 report from Sunnyridge AsSociates demonstrates a ctear market demand and community need
for this service, which Staff strongly supports. How~vsr, one iSf ACI-/D'o condition: is' t~'~* *~
propOsed entry drive along the west boundary be relocaed tothe east. Tb;o w211 it~ipact the entire
configuration of:the CUP Site Plan as well as force' ~ ~ .4,,oi~ of the Sewer. Staff reC0~ends
the Commission withhold any final ,.vlJIOval until tiffs issue, is resolved between the Applicant
and ACHD and ~h,. Cky receives a Preliminary Pint'(with utility plans) and CUP Site Plan that
CUP-OI.I~ PPP 41~
Interoffice
MEMORANDUM
To~
Cc:
From:
Subject:
RECE -VED
Mayor Robert D. Corrie - (copy) ~.~ :, v ....
Wtlham' ' G. Berg, Jr.-//,](qiSlginal ), JoAnn Butler via facsimile t-~ [Ty~'CITY Ct_ ~ ~OF MERID, C,~tl/a'N.-
W illiamF. Sic hoW~/ ~ ~" '-- · . C~-
TRAMORE SEI'~IOR COMMUNITY BY: THOMAS DEVELOPMENT CO., FOR
CONDITIONAL USE PERMIT IN L-O ZONE
File No.: CUP-01-036
Date: May 23, 2002
Will:
Please find attached, along with this memo, a memo from Brad Hawkins-Clark from the
Planning and Zoning Department, dated May 21, 2002. Please note that within his_memo_._oLMay2.1,_
2002 an error was made in the staff report of which there was i~ requirement originally addressed within
his memo of J.anuary 10, 2002, pertaining to the Nine Mile Drain to be fenced and the Rutledge Lateral
tiled and not fenced. Since this is not the case, this matter needs to be addressed within the akeady
approved CUP Findings of Fact and Order, and therefore the reason for this memorandum.
Since the CUP Findings of Fact and Order were approved back on January 15, 2002,
this memo will address the modifications to be made to the Findings and Order within this memo since it
is not a requirement for the Nine Mile Drain to be fenced and the Rutledge Lateral to be tiled and not
fenced for this CUP. Therefore, pertaining to the CUP Findings and Order for Tramore Subdivision, this
memo addresses in particular the following items:
FINDINGS OF FACT: On page i0 (12.37) and page 22 (1.37) - delete the paragraph leading
into those two items - 12.37 and 1.37, along with the deletion of items 12.37 and 1.37.
ORDER: On page 7 (2.37) - delete the paragraph leading into item 2.37, along with the
deletion of item 2.37.
Please attach this memo, along with Brad Hawkins-Clark's memo dated May 21, 2002, making
sure the previous memo on this matter dated April 24, 2002, along with ACHD's letter dated April 5,
2002, are attached to the approved Findings of Fact and Order to help clarify the above items for
Tramore Subdivision, and then send copies of the CUP Findings and Order, with the attachments to both
the Findings and Order, to the Applicant, Planning and Zoning Department, Public Works and the
attorney office.
If you should have any questions please give me a call.
Z:\Work'u'VI\M¢fidianWleridian 153601VBTramore Sub PFP01-006 CUP01-036\ClkMEMOCUPffcls&Ordor052302.doc
Mento
Sial1 $1llalk Mmlene St GeOlge (Wll~ Petmlon)
May 2t, 2OO2
CITY OF MERIDIAN
Planning 8, Zor~in9
;,,._ -'1~I: ¶( '~'~tto~lnTra~oreCem:illimml. UaePannil-CUP.01.
T~ at
the nmtham OUP lot algl Ih~ m riel vmnl Iltis com:lilim I= blt iltlar,~d to ~,c,,~n,eat et ihe
ea~,iQr Mnbtr. They e~ a:~d In thai I~ Omdi~ IMMm only to the ~lnd I:~
t::'t mtd not the CIJP {il wee ~txwm In ~,a~'l m'tglNd mlX~. Hmmver.
,~u#~ th, CU~' h,~ie'~, ~ml~ ~ ..~. c~-
1.37, ~a-,; I~ CUP ~, .rd "PI~ tt only ~o the
· 1.~17 The Nine Mile Drain ,~n be f~ bul lira Rufledge L~ mu~ be tiled ~md n0t
fence~'
GUP-O1-038. Il pmtmin~ to Cim~ilion 1.37 oe page 22 oflhe ~ aN] OKlar. It remS,
interoffice
MEMORANDUM
14EGEI D
APR 2 8 2uu2
ity Of Meridiar~
ity Clerk Office
To:
Mayor Robert D. Corrie - (copy)
Cc:
From:
Subject:
William G. Berg, Jr. - (o,r-iginal), JoAnn Butler via facsimile
William F. Nichols~,~/
TRAMORE SENIOR COMMUNITY BY: THOMAS DEVELOPMENT CO.,
FOR CONDITIONAL USE PERMIT IN L-O ZONE
File No.: CUP-01-036
Date: April 24, 2002
Will:
Please find attached, along with this memo, a letter from Ada County
Highway District dated April 5, 2002. Please note that within their letter they
acknowledge an error in their staff level of November 6, 2001, as the curb and gutter
already exist on Pine Street, and the sidewalk requirement should be a 7'foot
attached sidewalk, and said CUP Findings and Order need to reflect the same.
Therefore, pertaining to the CUP Findings and .Order that were
approved on lanuary 15, 2002 for Tramore Subdivision, and.in particular to items
12.18, 12.19 and 12.21, and 2.18, 2.19 and 2.21, these items are addressed within
the ACHD letter dated April 5, 2002, and 12.18 and 12.21 and 2.18 and 2.21
should be deleted and in 12.19 and 2.19 it shoUld state a 7-foot attached walkway.
Please attach this memo, along with ACHD's letter dated April 5, 2002
to the already approved CUP Findings and Order to clarify the above items for
Tramore Subdivision, and then send copies of the CUP Findings and Order, with the
attachments, to the Applicant, Planning and Zoning Department, Public Works and
the attorney office.
If you should have any questions please give me a call.
Z:\WorkX2vlhMeridian~vleridian 153601V~Tramore Sub PFP01-006 CUP01-036\ClkMEMOCUPffcls&OrderO42402.doc
Ada County Hishw
Patt'ick Dohi~
Dobi~ S~n~in~ering, lnG.
777 I-Ieerthston~ Driv~
Boiz~, Idaho 83702
RE: TramoreSub
E-mail; teJiu~ACHD.ad.a.ld.u~
2002
RECEIVED
This I~r is
abutting
and ~t~- ~ cm
~e~ ~dew~ We
,a4~ righ~ot'-way on Pine
2001 was in error. As ~hc curb.
bo for a 7-foot
If you have any qu~utions you may contax me e~ 387-fil 70,
Sincerely,
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 12/18/01
Revised July 26, 2002
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR A PLANNED
DEVELOPMENT OF A SENIOR
COMMUNITY IN AN L-O ZONE
FOR TRAMORE SUBDIVISION,
LOCATED SOUTH OF W. PINE
AVE. EAST OF N. LINDER ROAD,
MERIDIAN, IDAHO
THOMAS DEVELOPMENT CO.,
APPLICANT
Case No. CUP-01-036
ORDER GRANTING
CONDITIONAL USE PERMIT
1. This matter coming before the City Council on the 18th day of December, 2001,
under the provisions of Meridian City Code § 11-17-4 for final action on conditional use permit
application and the Council having received and approving the Recommendation of the Planning
and Zoning Commission the Council takes the following action:
2. That the above named applicant is granted a conditional use permit for
a planned development for a senior community in an L-O zone located south of W. Pine Ave.
east of N. Linder Road, Meridian, Idaho, subject to the following conditions of use and
development:
Adopt the Recommendations of the Planning and Zoning and Engineering Staff as
follows:
2.1
Off-street parking shall be provided in accordance with the City of Meridian
Zoning and Development Ordinance and/or as detailed in site-specific
requirements.
ORDER CONDITIONAL USE PERMIT
PLANNED DEVELOPMENT BY THOMAS
DEVELOPMENT CO. / CUP-01-036
-1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
2.9
2.10
Paving and striping shall be in accordance with the standards set forth in the City
of Meridian Zoning and Development Ordinance and in accordance with
Americans with Disabilities Act (ADA) requirements.
A drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer for all off-street parking
areas. All site drainage shall be contained and disposed of on-site.
Outside lighting shall be designed and placed so as not to direct illumination on
any nearby residential areas or the traveling public in accordance with City
Ordinance.
All signage shall be in accordance with the standards set forth in Ordinance 11-14
or as specifically approved. No temporary signage, flags, banners or flashing
signs shall be permitted.
Provide five-foot wide pedestrian walkways in accordance with City Ordinance.
Screen trash areas on at least three (3) sides. Coordinate screened trash enclosure
locations and construction requirements with Sanitary Service Company and
provide a letter of approval from their office prior to applying for building
permits.
Per Ordinance 11-17-4.B., a conditional use permit, when granted, shall be valid
for a maximum period of eighteen (18) months unless otherwise approved by the
City Council. During this time, the permit holder must acquire building permits
and commence the construction of permanent footings or structures. Time
extensions are allowed per the ordinance.
Handicap parking, associated signage and building construction shall meet the
requirements of the Americans with Disabilities Act (ADA) and the Fair Housing
Act (FHA). By the architect or engineer's stamp on plans, they must certify that
all construction meets ADA and FHA Standards. It appears at least one (1).
additional handicap parking stall is required to meet ADA/FHA minimum
standards.
Ordinance 11-13-5.B. requires a minimum of two (2) parking stalls per dwelling
unit for multi-family residential uses. This would require a minimum of 144 on-
site parking stalls; only 111 stalls are provided (33 stall deficit). Approximately
1.5 stalls per unit are provided. Senior apartment complex units are not
specifically addressed in the ordinance and may be considered a less intensive use
ORDER CONDITIONAL USE PERMIT
PLANNED DEVELOPMENT BY THOMAS
DEVELOPMENT CO. / CUP-01-036
-2
2.11
2.12
2.13
2.14
2.15
2.16
2.17
than standard multi-family units. Tramore is proposed to have 52 one bedroom
units and 20 two bedroom units. As such, there is justification to allow a
reduction under this CUP process.
As a condition of the CUP, a minimum 5-foot wide pathway shall be constructed
along the southern boundary of the subject lot, extending from the eastern
property line to merge with the required sidewalk along the east boundary of the
entry drive. The pathway shall provide an extension of the pathway already
constructed approximately 580 feet east in the Tremont Place Subdivision. The
pathway shall be constructed either within the Nine Mile Drain easement or
outside but shall be in general alignment with the Tremont pathway.
No sidewalk is currently shown adjacent to the main entry drive along the west
side of the parking lot. The Site Plan shall be revised to reflect the
Preliminary/Final Plat requirement for either an attached or detached 5-foot wide
sidewalk along the east boundary of Lot 2's flag portion.
A future 25-foot wide vehicular access point shall be preserved at the southeast
comer of the apartment complex lot for a possible private connection to Idaho
Avenue in the future (see attached conceptual drawing). Until such time as Idaho
is actually extended, there shall be no need for the Applicant to actually construct
a driveway to the eastern boundary. However, should the Idaho Avenue
connection be possible in the future, then a condition of the CUP for Lot 1, Block
1 shall be that a vehicular connection shall be made and the parking lot re-
designed to accommodate a new driveway from the southeast comer of the lot to
the east property line.
The Site Plan proposes a 20-foot wide street section/access point within the 50-
foot wide cross access easement (hatched). OrdinanCe 11-13-4.F. requires a
minimum 25-foot wide driveway width. Revise Site Plan to comply.
The elevations, color and construction materials for the two, 6-bay storage units
in the parking lot shall compliment the design and materials of the apartment
building.
Assessments for sewer and water service are determined during the building
permit application process.
Four modifications to the Preliminary/Final Plat Landscape Plan (Sheet LD. 1,
dated 7/12/01) are required per Condition #1 under "Preliminary/Final Plat B Site
Specific." In addition to those changes for the plat landscaping, the following
modifications shall be made to the CUP Site Plan:
ORDER CONDITIONAL USE PERMIT
PLANNED DEVELOPMENT BY THOMAS
DEVELOPMENT CO. / CUP-01-036
-3
ao
Ordinance 12-12-8.3.C requires an internal planter island every twelve
(12) parking stalls. The proposed Site Plan has several groupings of
parking stalls that exceed this maximum number of contiguous stalls. The
Site Plan (Sheet 1 of 1, Preliminary Plat) and Landscape Plan shall be
revised to comply with this ordinance.
Adopt the ACHD Recommendations as follows:
2.18
The applicant shall be required to construct a 7-foot wide attached concrete
sidewalk on Pine Avenue located 2-feet within the new right-of-way. Coordinate
the location and elevation of the sidewalk with District staff. If the sidewalk
meanders outside of the right-of-way, provide an easement for the sidewalk.
2.19
Pave the driveway to its full-required width of 24 to 30-feet and to a point 30-feet
beyond the edge of pavement of Pine Avenue with 15-foot radii pavement tapers
abutting the existing roadway edge.
2.20
If during construction any of the improvements are damaged the applicant is
required to replace any damaged curb, gutter, and/or sidewalk on Pine Avenue to
match existing improvements. Segments to be replaced shall be determined by
ACHD Construction Services staff.
2.21 Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District.
2.22
Meet District drainage requirements per section 8000 of the ACHD Development
Policy Manual.
2.23
If utility relocation is necessary to construct improvements required with this
development, then all utility relocation costs associated with improving street
frontages abutting the site shall be borne by the developer.
2.24 Any existing irrigation facilities shall be relocated outside of the right-of-way.
2.25
Other than the access point specifically approved with this application, direct lot
or parcel access to pine Avenue is prohibited. Lot access restrictions, as required
with this application, shall be stated on the final plat.
2.26
All recommendations which apply to the Preliminary and Final Plat also apply to
the Conditional Use Permit.
Adopt the Recommendations of the Nampa & Meridian Irrigation District as follows:
ORDER CONDITIONAL USE PERMIT
PLANNED DEVELOPMENT BY THOMAS
DEVELOPMENT CO. / CUP-01-036
-4
2.27
2.28
Adopt
2.29
Adopt
2.30
Adopt
2.31
2.32
2.33
The District does not allow trees planted within the District's easement that
courses along the south boundary of the above-mentioned proposed subdivision.
All laterals and waste ways shall be protected and all municipal surface drainage
shall be retained on site. If any drainage leaves the site, the District shall review
the drainage plans. The developer shall comply with Idaho Code 31-3805; it is
recommended that irrigation water be made available to all developments within
the Nampa & Meridian Irrigation District.
the Recommendations of the Sanitary Service as follows:
The enclosure locations do not permit direct drive-on ability, and this shall
require small containers, 2 each, to be serviced three times per week. Sanitary
Services does note that large containers would reduce costs and provide more
capacity and less service frequency.
the Recommendations of the Meridian Police Department as follows:
Any future development, especially of a higher density type, will have further
impact on traffic study issues given there are no improvements slated before
2005, according to the developer's traffic study.
the Recommendations of the Central District Health Department as follows:
Submit written approval from the appropriate entities, and submittal of
plans for approval by the Idaho Department of Health & Welfare, Division of
Environmental Quality, the Applicant shall be approved for central sewage and
central water.
Run-off shall not create a mosquito breeding problem.
It is recommended that storm water be pre-treated through a grassy swale 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
shall 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 Division of Environmental Quality, July 1997.
ORDER CONDITIONAL USE PERMIT
PLANNED DEVELOPMENT BY THOMAS
DEVELOPMENT CO. / CUP-01-036
-5
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Additionally, from the staff comment after the City Council meeting held on December
18, 2001, pertaining to 12.10 on page 6 and 1.10 on page 17, and addressing the issues within
that particular staff comment, and the applicant shall comply as a requirement, and those two
sections shall be revised and shall now read as follows:
2.34
"Ordinance 11-13-5.B. requires a minimum of two (2) parking stalls per dwelling
unit for multi-family residential uses. The senior apartment complex use is, under
the CUP process, granted a reduction of this requirement to allow 1.5 stalls per
unit. The proposed 111 parking stalls are deemed sufficient to meet the needs of
the 52 one bedroom units and 20 two bedroom units, which are shown on the Site
Plan."
Additionally, from the memo of Brad Hawkins-Clark, dated January 10, 2002,
responding to JoAnn Butler's 1-8-02 memo, the following shall apply to items 12.30 and 1.30, as
follows:
2.35 The Nine Mile Drain can be fenced but the Rutledge Lateral must be tiled and not
fenced.
3. The above conditions are concluded to be reasonable and the applicant shall meet
such requirements as a condition of approval of the application for a conditional use permit.
4. Notice to Permit Holder, this conditional use permit is not transferable without
complying with the provisions of Meridian City Code' 11-17-8, a copy of which is attached to
this permit.
By action of the City Council at its regular meeting held on the
~ ~ ~ afro,., 2002.
ORDER CONDITIONAL USE PERMIT
PLANNED DEVELOPMENT BY THOMAS
DEVELOPMENT CO. / CUP-01-036
-6
ayor City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Works Department
and City Attomey.
...,":~~%
~,ated: ~"" Z¢~,~Z.'"
CUP01-036\OrderCUP01-036.doc
Z:XWorkXMXMefidianXMeridian 15360MXTramore Sub PFP01-006
ORDER CONDITIONAL USE PERMIT
PLANNED DEVELOPMENT BY THOMAS
DEVELOPMENT CO. / CUP-01-036
-7
COUNCIL .~ [F_.MItF_IL5
C~ede McC.~dless
1'¥ L)P M P;N.J_DLAIN
33 E,,~ST IDA[tO
MEKIDk~N; I]DzG-[O 83642
Cna) aas.,~ · r.~x (:oa) ~,w.-mu
PUBLIC WORI~
BUU_DL'~'G DEP.qX"f3,mNT
ZONING
DEP3.P,.T~' ~T
MIEMORA_ND~:
October 3.1, 2001
To:
From:
Mayor, City Council and Planning & Zoning Commission
Brad Hawkins-Clark, Planner
Bruce Frecldeton, Senior Engineering Tech~,,~
Tramore Subdiyi~ion & Senior Community
RECEIVED
NOV 0 I 2001
CiW Of Merid/an
CiW Clerk Office
Kequest for Condkional Use Permit for a 72-Unik Three-Story Apart=eat
Complex on 4.30. acres in aa L-O Zone by Thomas Development Ca. (£ile
CUP-OI-03o3.
Request for Preliminary~inal Plat of 2 Building'Lo. ts on' 10,.0.0 acres in a L-O.
Zone by Thomas Development Co. (File PFP-OI-OO6J.
V~e have reviewed thi~ submittal and offer the follo.~ng comment~, as conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or deleted
by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, Thomas Development Company, has applied for a Conditional Use Permit (CUP)
and Preliminary/Find Plat approval of a 1 O-acre parcel of land, located on West Pine Avenue.
The applicant's Preliminary/Final Plat request, if approved, will split the existing 10-acre parcel
into two (2) building lots, including one flag lot. The lots are separated by the Nine Mile Drain
and its associated 100-foot wide easement. The plat is technic.ally a resubdivision of portiere of
two existing lots in the West Lawn Subdivision. The CUP proposes to construct one (1), three-
story, 72-unit senior apartment complex .on the north'iot with Pine Avenue frontage. No use is
proposed at this time for the lot south of the Nme'Mile Drain. The subject property is currently
zoned Limited Office (L-O) and no rezone is proposed. The Applicant voluntarily held a
neighborhood meeting with mi;rounding property owners earlier this year and conducted a traffic
study on the impact of the developmefit. While Staff is recommending approval of both
applications, we are recommending the Commission delay a final decision until the Applicant
resolves the driveway location with ACHD (see Kecommendations below).
NOTE: There were two (2) different d~tailed plans subrnittdd in th,. meeting pacers for the
senior apartments Io~ One was labeled "Tramore ~lpartments.$ite Plan" and dated l-! l-OO and
the other dated 7-13-O1. Th, CUP comments below address the 7-13-01 plan. Please disregard
the 1-1l-OO plan. '
LOCATION
The subject parcel of land is located on the south side of Wi Pine Avenue, approximately 950
feet east of Linder Road. The properc7 is east of and adjacent to the Sunbddge Rehabilitation and
October ~ I, 2001
Pa~e 2
Living Center and is bisected by the Nine Mile Creek. The property is designated as "Existing
Urban" in the ComprehenSive Plan.
SURROUNDING PROPERTIES
North: Six (6) single family residential homes in the Navarro Place Subdivision, zoned
South: Union Pacific Railroad immediately south and a 24-acre, vacant parcel south of the
railroad, zoned RUT.
East: A 7.5-acre, vacant parcel, owned by Fiscal Funding, Inc. (a San_Francisco, CA firm),
zoned L-O.
West: Sunbfidge P,,ehab Living Center, zoned L-O.
CURRENT OWNERS OF RECORD
Western Sky Development, Inc., represented by Stephen R. Lile, is the current property owner of
proposed Lot 2, and Sunnyddge Associates, represented by Robert K. Angell, is the property
owner of proposed Lot 1. Both owners have submitted consent for the subject applications.
PRELI3t]NARY PLAT FINDINGS AND REOUIREMIiNTS
Sections 12=3=3 L2. 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;
Stall' finds the proposed Preliminary/Final Plat to be in conformance kith the
Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are readily availabl'e 'to the lots within the proposed
subdMsion, provided changes as may be required b~. the Public Works and Building
Departments are made.
c. The continuity of, the prop, osed development with the .capital improvement
program;
Staff finds that the subdivision is in accordance with the current capkal improvement
program. ;.
d. The pnblic financial capability of supporting' services for the proposed
development;
Staff finds that the development will not require public exp.enditures for supporting
services in excess of acceptable, standard levels.
C'qJP,.O t~3d. PPP-O
e. The other health, safety or environmental Problems that may be brought to the
Commission's attention.
Staff finds that there are not any other health, safety or environmental, problems
associated with this subdivision that should be brought to the Council or Commission's
attention beyond any raised by the Health Depa.m'nent, NlvffD or other public agencies.
The Nine lVfile Drain is a significant natural feature that should be protected through
standard stormwater and run-offrnanagement practices.
We have reviewed this submittal and offer the following comments, as conditions of the
application. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Council:
PREL~ARY/FINAL PLAT - SITE SPECI2:IC COM2MENTS
Landscaping & Fencing
1. The Landscape Plan submitted with the Preliminary/Final Plat application (Sheet LD.1, dated
7/1~01) is not approved. The following modifications and/or new information needs to be
submitted:
a) The submitted plan only includes Lot, BIock 1 (north lot). While Lot 2 is not
proposed to be developed at this time, subdivision perimeter landscaping is required
by Ordinance 12-12-7.3. Applicant must submit a revised landscape plan showing
perimeter hndscaping adjacent to the I. YPRR right-Of-way. Ordinance 12,12-9.9
requires a minimum 5-foot wide landscape buffer with one (1) tree planted per
thirty-five 05) lineal feet.
b) The submitted plan includes five (5) conifers in the Pine Avenue street buffer, all of
which will have to be replaced with a deciduous variety to comply with Ordinance
12-12-4.2. Revise plan accordingly,
c) Ordinance 12-12-8.2 requires a minimum five-foot wide perimeter landscape strip
along all lot lines that are adjacent to vehicular use areas. Applicant must submit a
revised plan showing a perimeter landscape s~crip, ptanted with one (1) tree per thirty-
five (35) lineal feet, along the west boundary of the entry drive, fi-om Pine Avenue
south to the north easement line of the Nine M~le Drain. Upon development of Lot 2,
Block 1, the S-foot. wide perimeter landscape strip must extend the full depth of said
lot or other lands&ping as my be required at' the time of development.
d) The proposed landscaping between the south end of the parking lot and the north
Nine Mile Drain easement lies within the future 20-foot wide City of Meridian'
sanitary sewer ea.sement. Applicant must submit a revised plan that does not show
any trees within 'this 20-foot easement. Shrubs .and gr°undcovers are permitted
outside the area of the access road.
Fifteen (15) copies of the revised landscape Plan shall be submitted to the Planning and
Zoning'Department.staff for a i:eview of completeness prior to the P&Z Commission hearing.
2. Per Ordinance 12-12-7.3, the Pine Avenue landscape buffer must be placed within a common
lot. The proposed buffer width meets the minimum 20 feet, but the plat does not show it
within a separate common lot. However, as proposed in the CUP application, the northwest
comer of the aparmaent building will not meet minimum front building setbacks if a
landscape common lot is added. The Applicant must submit a Variance application at least
20 days prior to the City Council hearing to ekher allow the fi.ant building setback to be
'calculated from the right-of-way line (if a common lot is added) or to allow the Pine Avenue
landscape buffer to be placed within a landscape easement. Since the landscape frontage is
only on Lot 1, Staffwould recommend approval .of:he variance request.
3. No fencing is proposed as part of the application. If the Applicant intends to install any
~,~,mls must be submitted al least l0 days
permanent fencing within the subdivision, fencing ~* '
prior to the City Council hearing. Details shall include height, construction materials and
exact location(s). If no permanent fencing is provided, temporary construction fencing to
contain debris must be installed around the perimeter of the building lot prior to the issuance
ora building permit.
4. Per Ordinance 12-12-10, any e,'dsting trees with~ the subdivision that are 4" caliper or
greater that are removed from the property shall be replaced by installing additional trees,
being the equivalent number ofcaliper inches of trees tha~; were removed.
t
5. All required landscaping and fencing (should the Commission or Council require it) shall be
installed prior to the issuance of a Certificate of Occupancy for any building on either lot in
the subdivision. A letter of credit or cash in the amount of 110% will be required for these
improvements prior to the City's signature on the Final Plat.
Traffic / Vehicular ...,~,~.
6. The Preliminary Plat does not show curb, gutter or sidewalk along either side of the flag
portion of Lot 2 (en~'y drive). North of the N'me Mile Drain north easement line in Lot 2, the
Applicant shall revise the Preliminary Plat to include curb, guttor antt landscaping on the
west Side of the lot and curb, gutter and sidewalk on .the east side of the lot. This will
accommodate both vehicular and pedestrian conue~on acrbss the drain in the future. "~
7. No details were included in the 'application regarding provision of a bridge across the Nine ''~
Mile Drain. Any future use of Lot 2, Block 2 is dependeni upon this access/crossing, both for
vehicular access to Pine and to acco, mmodate a sewer line extension. The bridge crossing,
both north and south touch points, wilt fall entirely within the boundaries of Lot 2 (the flag
lot). Typically, such bridges, if publicly owned right-of-way, are constructed or bonded for
through ACHD's Trust Fund as a condition of a Final Plat. However, if the plat is approved
with a private drive and a private bridge, ACHD will not receive or hold such bonding. If the
City made the bridge a condition of the plat, Ordinance 1.2-5-.3 does grant authority to the
City to require and hold financial guarantees for private improvements. Staff recommends
the Applicant make a written commitment tothe City as to when the private bridge will be"
constructed and the general terms of which property o~maer($) will be responsible to fund the
bridge construction. In addition to including the Applicant's commitment as a condition of
the Final Plat, a condition of the Final Plat shall be that a vehicular bridge must be
constructed prior to the issuance of a building permit for .Lot 2, Block 1.
CUP.,O 1-~3~, PIP-,O[*OOI
October 31, 2001
Page $
8. Due to the potential west-ward ex'tensions of W. Idzho Ave. and W. Broadway Ave., which
currently stub to the west property line of Tremont Subdivision approximately 500 feet to the
east of subject property, Staff recommends a vehicular access point be preserved along the
east property line of Lot 2, Block 1. Staffdoes not foresee a public sweet dedication within
Tramore Subdivision, but we are recommending the layout/design of Tramore~-ak:.
account the possibility of accessing a new, future public street adja~cent t~ary.
(Please refer to the attached conceptual draw/ng.) Tn/s will ~ss/egress points
for Lot 2 rather than a sin,~le access to Pine A~ overall comaectivky and
emergency accessibility. StaTff recornm~~e Subdivision Final Plat
point o re
ac
9. Ail parking shall be retained on-site for all buildings and businesses w~,'.thin the subdivision.
Ail parking and areas of c/rculation on the two lots shall be paved, striped, and meet
minimum dimension requirements and number of stalls as per City Ordinance. Handicapped
parking must meet the standards of the Americans v,%h Disabilities Act.
Public Works
10.
Sanitary sewer and water s~vice to this subdivision wi/1 be via existing gravity sewer and
water mains located in adjacent developments. Applicant will be responsible to construct
mains to and through this proposed development. Subdivision designer to coordinate main
sizing and' routing with the ;Public Works Department.
11.
A drainage plan designed by a State of Idaho licensed architect or engineer is required and
shall be submitted to the City Engineer (Ord. 557,'10-1-91) for all off-street parking areas.
Storm water treatment and disposal must be designed in accordance with Department of
Environmental Quality 1997 publication, "Catalog .of Storm Water Best Management
Practices for Idaho Cities and Counties" and City of Meri~Iian standards and policies. Off-
site disposal into a surface water is pr6hibited unless the ju, risdiction which has authority over
the receiving stream provides written authorization pr. or to development plan approval. The
applicant, is responsible far' filing all ,necessary applications with the rdaho Department of
Water Resources regarding Shallow Injection Wells on the Final Plat.
12. Assessment fees for water and sewer service are dete:m/ned during the building plan review
process :.
13. Graphically depict the 20-foot wide sanitary sewer easement ha favor of.the City of Meridian
along the southern boundary of L°t 1, Block 1. Applicant shall be responsible to construct an
(8") eight-inch diameter sewer main within Said easement to the east boundary line. A
minimum 20-foot wide access road shall also be required over said sewer main.
i4. 'iv]th the exception of/the Nine M]le Drain, ail existing irrigation/drainage ditches crossing
the property to be included in. this project, shall be tiled per City Ordinance 12-4~13.A: Plans
rage o
will need to be approved by the appropriate irrigatiorddrainage district,' or lateral users
association, with written ¢ometrmation of said ap,~:'oval submitted to the Public Works
Department..
115. Please
add or revise the following Final Plat Note(s):
(1 .) ... applicable zoning and subdivision re~iations...
(2.) ...building permit. ~s catablishod sp,.:ili::lI/far the P, lC
(3.) D~LETE
(5.) ..., a~ aha,va h,.:.,o,.,, unless dimensioned otherwise.
(S.) DELETE
(S.) DELETE
(9.) D:ETE
(I0.) ...Idaho Code, or its£rovi~/ons that trpp~ to irt/ga#on rights.
(ll.) proraTE
(t4.) ti twenty (20) foot wide permanent sanitary sewer easement in favor of the City
of Meridian is located along the southern bounda~ of Lot 1, Block 1.
(I5.) ti one.hundred foot (t00') wide existing 3lamps Meridian Irrigation District
easement is located along the Nine Mile Drain as Mown.
~16.) The oumer of each tot, across which passes an irrigation/drainage ditch or pipe,
is responsible for the maintenance tl~reof unless such responsihility is assumed by
an irriga~on/drainage district.
(17.) The bottom elevation of structural footings si'tall be set a minimum of 12-inches
above the highest extablished normal ground water elevation.
(18.) tis depicted on FIRM Panel 251, pom'ons of this subdivision lie within the 100
and 500 year floodplair~
16. Change the description of the easement symbol in the plat legend to read "Public Utilities,
Drainage, and Irrigation Easement"
17. tLevise the owner's names in the Certificate of Owners.
PRELIMINARY/FINAL PLAT - STANDARD P,.EOUIR.ElvlID~S
Any existing domestic'Wells and/or septic systems within this project will have to be
removed fi.om their domestic service per City Ordinance Section 5-7-517. Wells may be.
used for non-domest/c purposes such as landscape irr/gation~
Please submit a copy of the Ada County Street Name Committee's final approval letter
for the subdivision name, lot and block numbering. Make any corrections necessary to
conform Assessment fees fo.r water and sewer service' will be determined during the
building plan review process.
Coordinate fire hydrant placement with the City of Meridian Public WOrks Department.
5. Two-hundred-/~'y watt, high-pressure sodium streeflights Will 'be required at locations
designated by the Public Works Department..MI streetlights shall be installed at
subdivider's expense.
Under, erred year-round pressurized irrigation must be provided to all landscape areas on
site. Please submit hook-up and design details based on the proposed landscaping. Due
to the size of landscaped area, primary water supply connection to the Cky's mains will
not be allowed. Applicant shall be required to utilize any existing surface or well water
for the primary source. If City water is proposed as a secondary source, developer shall
be responsible to pay water assessments for the exire common open area.
Please address, in written form, all above-mentioned items and submit to the City Clerk's
office by 12:00 P.M. of the Friday prior to ~e scheduled meeting of the Planning &
Zoning Commission. Prior to development plan approval, three copies' of the revised plat
must be reviewed by the Public Works Departmen'~ for compliance with all conditiom of'
plat approval.
CONDITIONAL USE PERMIT - STANDARD REO~S
Preliminary/Final Plat Recommendation
Staff recommends approval of the Preliminary/Final Plat application with the above-mentioned .~.
condkiom. II~w~r, oac ofACIID'.~ ~u,,dltk,..-. io tl-~', th,. ~,,~voeed entry dfiv~ alou~ }L .,~,, ~
boundary be relocated to the east. This will impact the entire contimara*ion o£ me CUP Site Plan
as well as force a re-design of the sewer. Staffreet~,,"-.,:ds me Commission withhold any final ~
approval until this issue is resr, lv, d be~een the Applicant and ACI-ID and the City receives a
Preliminary P~at (~,im uttlity plans) and CUP Site Plan that complies with ACI-tD's driveway.~ -q
,fl. so~ poli~y. '~
Off-street parking shall be provided in accordmace with. the City of Meridian Zoning and
Development Ordinance and/or as detailed in site-specific requirements.
Paving and ~tr/ping shah be in accordance with the.standards set forth in the City of
Meridian Zoning and Development Ordinance ~d in accordance with Americans with
Disabilities Act (ADAJ requirement, s.
A drainage plan designed by a State of Idaho Ecensed architect or engineer is required
and shall be submitted to the City Engineer for all off-Street parking areas. All site
drainage shall be contahaed and disposed ofon-si*,e. ..
Outside lighting shall be designed and placed so as not to direct illumination on any
nearby residential areas or the traveling public in accordance with City Ordinance.
Ail signage shall be in accordance with the standards' set forth in Ordinance 11-14 or as
specifically approved. N'o temporary signage, gags: .banners or flashing signs will be
permitted.
uc[ooer J 1,~ ~UU L
~age 8
6. Provide five-foot wide pedestrian walk-ways in accordance with City Ordinance.
Screen trash areas on at least three (3) sides. Coordinate screened trash enclosure
locations and construction requirements with Sanitary Service Company and provide a
letter of approval fi.om their or, ce prior to appiyLng for building permits.
Per Ordinance 11-17-4.B., a conditional use pe..~mit, when granted, shall be valid for a
maximum period of eighteen (1 g) months unless otherwise approved by the City Council.
During this time, the permit holder must acquL-e building permits and commence the
construction of permanent footings or structures. Time e=ensions are allowed per the
ordinance.
CONDITIONAL USE PERM/T -- SITE SPECIFIC REOUIREMENTS
o
Handicap parking associated sign,age and building consmaction shall meet the
requirements of the Americans with Disabilities Act (ADA.) and the Fair Housing Act
~). By the architect or engineer's stamp on plans, they must certify that all
construction meets ADA and FHA Standards. It appears at least one (1) additional
handicap parking stall is required to meet ADA/F~-~ minimum standards.
Ordinance 11-13-fB. requires a miniraum oftwe (2) parking stalls per dwelling unit for
multi-family residential uses. This would requh-e a minimum of 144 on-site parking
stalls; only 111 stalls are provided (33 stall deficit). Approximately 1.5 stalls per unit are
provided. Senior apartment complex units are not specifically addressed in the ordinance
and may be considered a less intensive use than standard multi-family units. Tramore is
proposed to h~ve 52 one bedroom units and 20 two bedroom units. As such, there may be
justification to allow a reduction under this CUP process. The Applicant should address
anticipated parking needs as part of the wri~en, response to this memo and the
Commission/Council may allow a reduction if 1H stalls are deemed sufficient.
Allowance for visitor spaces should be taken into conSideration.
As a condition of the CUP, Staff recommends a minimum 5-foot wide pathway be
constructed along the ~buthern boundary of the subject lot, extending from the eastern
property line to merge with the reguked sidewalk along the east boundary of the entry
drive. The pathway will provide an extension of the pathway already constructed
approximately 580 feet east in the Tremont Place Subdivision. The pathway may be
constructed either with'i-'the Nme Mile Drain easement or outside but shall be in general
alignment with the Tremont pathway. "
No sidewaJk is currently'shown adjacent to the ma.~ entrY drive alOng the west side of
the parking lot. The Site Plan should be revised to reflect the Preliminary/Final Plat
requirement for either an attached or detached '5-foot wide .sidewalk along the east
boundary of Lot.2's flag portion.
Staff recommends a future. 25-foot wide vehicular access point be preserved at the
southeast comer 'of the apar~aent complex l°t for'a possible private connection to
Avenue in the future (see attached conceptual drawing). Until such time as Idaho is
actually extended, we do not see the need for the Applicant to actually construcl: a
driveway to the eastern boundary. However, should the Idaho Avenue connection.be
possible in the future, Staff recommends a condition of the CUP for Lot 1, Block lbe
that a vehicular connection must be made and the parking lot re-designed to
accommodate a new driveway from the soutt'.east comer of the lot to the east property
line.
The northwest comer of the apartment building is currently shown at a 20-foot building
setback from the north property line. Ordina:ce 11-9-1 requires a 30-foot front yard
setback on Collector streets in the L-O zone. The Site Plan must be revised to meet the
minimum 30-foot setback distance. It appears there is at least 10 additional feet of
buildable land at the south end of Lot 1, so this re:luirement should not require a variance.
=
.9.
10.
The Site Plan proposes a 20-foot wide street so,ion/access point within the 50-foot wide
cross access easement (hatched). Ordinance 11-I3-4.F. requires a minimum 25-foot wide
driveway width. Kevise Site Plan to comply.
The elevations, color and construction mat~ia!s for the two, 6-bay storage units in the
parking lot shall compliment the design and maerials of the apartment building.
Assessments for sewer and water service are' determined during the building permit
application process.
Four modifications to the Preliminary~inal Plat' Landscape Plan (Sheet LD.1, dlted'
7/12/01) are required per Condition #1 under "Preliminary/Final Plat - Site Specific." In
addition to those changes for the plat landscaping, the following modificatious must be
made to the CUP Site Plan:
a. Ordinance I2-12-8.3.C requires an internal pianter island every twelve (12)
parking stalls. The proposed Site Plan has several ~roupings of parking stalls that
exceed this .maximum number of conti=euous stalls. The Site Plan (Sheet I of 1,
Prelim~arY Pl,a.t.) and Landscape Plan shall be revised to comply with this
ordinince. '
CUP Recommendation
Staff recommends approval, of ~e CUP application, with the condkions noted above. The 9-2g-
00 report from Sunnyridge AsSociates demonstrates a clear market demand and community need
for this service, Which Staff strongly supports. However, one ~f ,*,CHI)'~, oonditions is th,-* ,u~
proposed entry drive along the west boundary be reloca*ed to the east. Thio g~II i~Ilpact the entire
configuration of the CUP Site Plan as well as fore~ u ," :l~lS~x of the sewer. Staff ree0mrnends
the Commission withhold any final ,,~,~,~uval until this issue, is resolved between the Applicant
and ACHD un~ th~ City receives a Preliminary Plat'(with utility plans) and CUP Site Plan that
C'UP-OI.~, PPP-41.0~6 Tmno~ Sutxivi~imt
t~L !(
·
Interoffice
To:
Cc:
From:
Subject:
Mayor Robert D. Corrie - (copy) ~.~
William G. Berg, Jr.- (~'~ginal), JoAnn Butler via facsimile CITY OF MER
William F. Nic 'hols~.~ , CITY OLEP, (
~O~ SE~R CO~ BY: ~O~S DE~LOP~ CO., FOR
CO~ITION~ USE PE~ ~ L-O ZO~
File No.: CUP-01-036
Date: May 23, 2002
Will:
Please find attached, along with this memo, a memo from Brad Hawkins-Clark from the
Planning and Zoning Department, dated May 21, 2002. Please note that within his memo of May..21,.
............. 2002-an~errm-~-a-s-m~ade in-th~ta-ff report of~hi~h'flaer~-~a-i'~uire-ment ~riginali3;-~ii;~'d within
his memo of January 10, 2002, pertaining to the Nine Mile Drain to be fenced and the Rutledge Lateral
tiled and not fenced. Since this is not the case, this matter needs to be addressed within the already
approved CUP Findings of Fact and Order, and therefore the reason for this memorandum.
Since the CUP Findings of Fact and Order were approved back on January 15, 2002,
this memo will address the modifications to be made to the Findings and Order within this memo since it
is not a requirement for the Nine Mile Drain to be fenced and the Rutledge Lateral to be tiled and not
fenced for this CUP. Therefore, pertaining to the CUP Findings and Order for Tramore Subdivision, this
memo addresses in particular the following items:
FINDINGS OF FACT: On page i0 (12.37) and page 22 (1.37) - delete the paragraph leading
into those two items - 12.37 and 1.37, along with the deletion of items 12.37 and 1.37.
ORDER: On page 7 (2.37) - delete the paragraph leading into item 2.37, along with the
deletion of item 2.37.
Please attach this memo, along with Brad Hawkins-Clark's memo dated May 21, 2002, making
· sure the previous memo on this matter dated April 24, 2002, along with ACI-ID's letter dated April 5,
2002, are attached to the approved Findings of Fact and Order to help clarify the above items for
Tramore Subdivision, and then send copies Of the CUP Findings and Order, with the attachments to both
the Findings and order, tO the Applicant, Planning and Zoning Department, Public Works and the
attorney office.
If you should have any questions please give me a call.
Z:\Work~I\Meridianqbleridian 15360M\Tramore Sub PFP01-006 CUP01-036\ClkM£MOCUPffcls&Order052302.doc
Memo
CITY' OF MERIDIAN
Plant, in9 8, Zoning
I f~K)eived .(aS ~. mond~ ~c,. ~I (q)';') d,JoA.n Butler'. moe~ They
rm ~Ilng Io eubm# Ihl. w.~: for. C4diQi dZoning Complilr~ ~ ~ ~ b ~
Shad Stile&, Milefm st. 6emge (v~i F'~)
May 2t, 21Xl2
;,,.,. '~'1_ l' ~,tloCmdIoeinTramem~.UIPe,'mit-CUP..01-
cl Il'remora ~idon ~ ~ AlItm~t~)
interoffice
MEMORANDUM
BE(JEIVE., ,D
APR ~ ~ 2uu~
City Of Meridian
Ci~ Clerk Office
To:
Mayor Robert D. Corrie - (copy)
Cc:
From:
Subject:
William G. Berg, Jr. - (original), JoAnn Butler via facsimile
William F. Nichols~,~i
TRAMORE SENIOR COMMUNITY BY: THOMAS DEVELOPMENT CO.,
FOR CONDITIONAL USE PERMIT IN L-O ZONE
File No.: CUP-01-036
Date: April 24, 2002
Will:
Please find attached, along with this mema,_aJetterfrom_Ada-County
Highway District dated April 5, 2002. Please note that within their letter they
adcnowledge an error in their staff level of November 6, 2001, as the curb and gutter
already exist on Pine Street, and the sidewalk requirement should be a 7-foot
attached sidewalk, and said CUP Findings and Order need to reflect the same.
Therefore, pertaining to the CUP Findings and .Order that were
approved on January 15, 2002 for Tramore Subdivision, and.in particular to items
12.18, 12.19 and 12.21, and 2.18, 2.19 and 2.21, these items are addressed within
the ACHD letter dated April 5, 2002, and 12.18 and 12.21 and 2.18 and 2.21
should be deleted 'and in 12.19 and 2.19 it shoUld state a 7-foot attached walkway.
Please attach this memo, along with ACHD's letter dated April 5, 2002
to the already approved CUP Findings and Order to clarify the above items for
Tramore Subdivision, and then send copies of the CUP Findings and Order, with the
attachments, to the Applicant, Planning and Zoning Department, Public Works and
the attorney office.
If you should have any questions please give me a call.
Z:\Work~[~qVleridian~eri~an 15360M~Tramore Sub PFP01-006 CUP01-036~ClkMEMOCUPffcls&Order042402.doc
Pawick Dobi~ · :,
777 H~arthao,,cDri% :
RE: Tzm~o.
(~) 3~1
2002
R~CEIV~D
De. ar
Si=caz~y,
Devolopmcnt lta, iaw S~sor
~of'-w'~y o= Ptn~ Street
~ould be for a 7-foot
CC: