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Home My WebLink AboutFairview Lakes CUP 02-014 August 12. 2002 CUP 02-014 August 15, 2002 MERIDIAN PLANNING & ZONING MEETING ITEM NO. 5 APPLICANT Hopkins Financial Services, Inc. REQUEST Continued Public Hearing from July 11, 2002 - Request for a Conditional Use Permit for a PUD for a commercial building site in a proposed C-G zone and a 192 unit residential apartment complex in a proposed R-40 zone for proposed Fairview lakes - 824 E. Fairview Ave, AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY 8UllDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: SANITARY SERVICE: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: OTHER: See previous Item Packet See GtI111Chcd 90.<< ('(J(V\rre~ v.P ~ . J V{u '(g,v~ f-tJ See attached Comments Contacted Date: ~ Phone: ~~ 1 -54 ~ 1 Mate~als presented a public meellngs shall become properly of the City of Meridian. PUBLIC HEARING SIGN-UP SHEET DATE AllgUS+' IS, ..::l00::' _.Cl.1..P 07 -Qt L.\ PROJECT NUMBER Lt YYl 1\) {L E;; PROJECT NAME r{Hru\ 0 l 1 \ L.O '/. ~ (' NAME - - k~ -- CEIVED AUG 1 5 2002 CITY OF MERIDIAN FOR AGAINST Y-- X ~--t p..J.:z \--\ ech '\S j1. u3uS t \ 5, -mOZ l-te-m r-J o. l..1...t-5 MerdianFire Department August 15, 2002 RECEIVED AUG t 5 2002 TO: Meridian Planning & Zotring Cmnmission j FROM: Joseph Silv., Deputy Fi,e Cbief, Fite Preventioll . SUBJE<;:T: Revised Fairview Lakes Sub CUP 02..014 City Of Meridian City Clerk Office TIle following are the requirements to provide minimum fire protectiou: I. Provide a fire-llow as requin,d by tile 1997 UllifonnFire Code Appendix III-A. Please show all proximity hydrants within 500' of the project on the resubmitted plat. 2. All entrances and internal roads shall comers witil a minimum of a 28' inside radius and 48' outside radius. 3. The proposed buildings & uses shall comply with tile 1997 Uoilorm Fire Code. 4, Acceptance of water supply for frre protection is contingent upon acceptance of the water system by tile City of Meridian for water quality. 5. Final approval of lire bydrant locations shall by the Fire Department. 6. The roadways shall be built to Ada County Highway Standards and shall have a clear driving surface which is 20' wide. UFC 902.2.1 7. Provide an approved turn around for any street, which exceeds ISO' in length as a ,esult of the phasing of the project. 8. The proposed 192 unit subdivision will have an unknown transient populatioll and will have an undetermined impact Meridian Fire Department call volumes. According to a report completed by Fire & Emergency Services Consulting Group in Febr'U.ry of 2000 ow' requests for service are projected to reach 2800 in ti,e year 2005 and 3800 by the year 2010, this is up from 2069 responses ill the year 2000. 9. All building uses and occupancies will have to meet the separation requirements of tile Uniform Building Code. .. . ." .. . . .. .. . . . .. .. .. . .. .. . . .. . .. . . . .. .. . AUG 15 '02 10:39 8950390 PAGE. 111 August 15. 200] Page 2 10. The fire depal1ment requests iliat any future signalization installed as the result of Ihe development of this project be equipped with Opticom Sensors 10 ensure a safe and efficient response by lire and emergency medical service vehicles, This cost of this installation is to be borne by the developer Test Smoke Detectors Monthly AUG 15 '02 10'39 8950390 PRGE,02 ** TX CONFIRM~TlON REPORT ** ~S OF ~UG 15 'm2 14'11 PAGE.m1 CITY OF MERIDI~N DATE Tl ME TO/FROM 23 013/15 14' 10 2013 323 0667 MODE MIN/SEC PGS CMD~ ST~TUS EC--S 00' 44" 003 1013 OK -------------------------------------------------- ------------------------------- " "," '.~, .,,-,'. City of Meridian City Clerk's Office \2OIl) 888-+l33 fox /208) 888-1218 33 East Idaho, Merlcian. 10 83642 Fax - from: TlUa. Green Pagu: 3 Dan>: 'i!16102 To: Sk "Co Vou ~I:.. Fall: 3.;13-ol..luI He: Ff\l~ln~'\ I J tll VA...... = CJ UlQent [J fCIf Review [J Please Comment [J Plea... Reply CJ Please Recide Sw.x-. ~ o..u fLu j')~ ccmfi\U1..ld) !:PI f" ~w..u IJl y u::. Tho.(l t..s I To...ro eft HOPKINS 208-HOP-KINS (467-5467) , FINANCIAL 800-597-7154 FAX 208-323'0667 SERVICES, Inc. www.hopkinsfs.com "The Common Sense Lender" 111 Auto Drive, Suite 105 Boise, 10 83709 PROPOSED DEVELOPMENT NEAR YOUR HOME April 17, 2002 RECEIVED Homeowners: J U l 1 1 2002 H kins F" 'a! S . (HFS) uld lik :_" fth 'a! d I CITY OF ~IERIDIAN op mancI emces wo e to llllorm you 0 e potent! eve opment of23.5-Acres of property near your home. HFS has entered an agreement with Mr. William Curtis to purchase his land located at 826 Fairview Ave, HFS would like to inform you of our intent with the property. We have attached a potentia! site plan illustrating how the development will layout. I listed some facts below about how the property will affect your neighborhood. HFS is submitting this plan to the City of Meridian for preliminary approval in April 2002. We would like to. hear any of your preliminary feedback before submitting our plan to the City, so that we can incorporate changes and/or address concerns with you. Feel free to contact me, Steve Vaught at 467- 5467 ExL#224 or Randy Hopkins at 467-5467 Ext.#229. Project Facts Affectine Your Neiehborhood: I) The development will consist of I 96-Apartments located on 9-Acres. Note: we have included large1Q:!t landscape buffers between the development and your property. The landscape buffers include fencil!g. berms, trees, shrubbery, etc... 2) There are 148,000 square feet of commercia! retail and office buildings proposed for the remaining 14.5-Acres. The intention ofHFS is to have a bank, two national restaurants (either family dining and/or fast-food), a potentia! National Credit Tenant (such as Barnes & Noble, Office Depot, Pet Smart, etc...), and the l remaining development with various office/retail tenants. ~ 3) A traffic light is proposed at the entrance of our development for easy ingress and '" egress. . This will minimhe any traffic congestion in the area. . . . ~ We have proposed to the Ada County Highway District that Clarene Street and 7f~ Teare have emergency vehicle access through our development. This should eliminate any of the shopping and apartment traffic through your loca! . -- \ neighborhood streets. However, HFS would like your input to see if you would \. like vehicle access through our development (our guess is that you do not to \ ,I:> minimi7p' traffic flow). Z 5) We are proposing to start site-improvements in the late Summer and Fa!l of2002. '.... HFS anticipates construction of the apartments in the Winter of2002 or Spring of ~ 2003. We believe that the commercia! retailIoffice construction will begin in the ~ Spring of 2003 and will take 3-years or longer to complete. ~ *4) We look forWard to hearing your comment. Please contact us at 467-5467. Respectfully, Steve Vaught Randy Hopkins Loan OfficerlRea!tor President (tl d f j r ~ 1 S -OJ_ of- ?ell;: Wq.,tJ -1)0 ( C-j!\.e . CVtld"re ';f' 76 t~rtv ',NW Cqp,f/te;<., {II/(lN !,Qlo/ 1'1I~7 15 "'lk1/~IO:;1' 17y-.e Sq / jAt '1 ~ ,~ >><, ~ I..> "'- , -( "( ... " ~ "tl " ..... " ... I:r ~ '" " 'U ~ ~ ~ ~ ~ t ~ "'t:: i i \~ I' -'^ ':s~ i 'i \.J '" i " -+ i j i i 1 I i i \ .lOti . , I i I \ i i 1\ II- ,I I' ,I I' ,I I: \1 'I I, 'I I, ~ 'I I I J j-1DI ~l~!" J 111- - \ ~_T ~ ! i ----1 OHVCJ 'NVIal:ElI'l :nEIAV MiiJ/IYV:J S3>lYl M3J\tIIV:I Cf) w Si < ~~ :> ~! g; 21 <c... LLSl i m i 2i~ ~!1 ~~! Ig ~ ~I;~ I< it j!: h 5 ~ ~ ....oeI it ~ !;;~ I 'ill ! l I ~ Planning & Zoning Commission City Clerk . l/ ,..,;/ j<-- . Tom Kuntz . August 15, 2002 Planning & Zoning Staff Memo To: From: Date: CC: Meridian Parks & Recreation RECEIVED AUG j 5 2002 City of Meridian City Clerk Office RE: CUP 02-014 - Fairview Lakes (Revised Plans) The Parks and Recreation Staff has met twice with Doug Tamura to review the pathway plans within the Fairview Lakes Development. Doug has been very open to our ideas related to improvements to the pathway system. We have the following recommendations: 1. The landscape buffer that runs along the eastern side of the entrance road from Fairview Avenue should be a minimum of 20' in width. This will allow the 10' wide hard surface path to meander within the buffer. (Highlighted in pink on attached map) 2. The building adjacent to the northern boundary of the Jackson Drain needs to be moved to the north to allow for a 20' landscape buffer and pathway. (Also highlighted in pink on attached map) 3. We would recommend deleting nine (9) parking spaces in the small lot as highlighted in yellow on the attached map. Deleting those spaces will provide a wider and safer landscape buffer for the pathway. The development still meets parking code with the elimination of the nine (9) spaces. . Page 1 'b FA , b N 824 I MERII GENEF SCALE ZONINI ,.' lllrEET APARl (11) (3) (2) TO PARKI COMM 114, OFFICE 15,( DEVa PI.J\NN ~' -- ----~.itwi"',.Jl. - - IlWI'lC SIClW. ~ FARVEW AYeN.E -~~==,~===:=:~....:......:_.: .~ ---.... ~- a,DOO5.F. , :1. I" ,II : iii ~": IIII il! I ' ,ii , , --7-- LOT E ,z.oooS.F. LOT 0 "-'" u. ~ oUO'-O' ------------.-----.-.--1-------.- ^ .....;;aa.-'" '~ACJi~ Ada County Highway District David E. Wynkoop, President Dave Bivens, 1 st Vice President Judy Peavey-Derr, 2nd Vice President Susan S, Eastiake, Commissioner Sherry R, Huber, Commissioner 318 East 37th Street Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: tellus@ACHD.ada.id.us July 19, 2002 ..:~ (lj~'l\! ."; I ._.u'''-J1!J V ,,'I.! " _.~-"j -I To: William Curtis 2630 East Franklin Road Meridian, Idaho 83642 ~. 8 :; ':-~, "" --"'- Subject: Fairview Lakes / MAZ-02-011/ MCUP-02..014 824 East Fairview Avenue Apartment complex and conceptual site plan ;,T/OF,\;lER...... ., - : 'j / '-.r::RK Oi~! -... On July 10, 2002, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact staff at 387-6177. Sincerely, tk:tL07 ~I/ Andrea N. Tuning V- Development Analyst Right-of-way & Development Services Planning Division CC: Planning & Development Chron/project file City of Meridian Construction Services Drainage Utilities Hopkins Financial Services, Inc. 111 Auto Drive, Suite 105 Boise, Idaho 83709 Tamura & Associates 499 Main Street Boise, Idaho 83706 .Af*:<.. itl,,,, " AC~ Ada County Highway District Right-of Way & Development Department Planning Review Division This application requires Commission action because of the number of vehicle trips per day that the site generates, and is scheduled to be on the consent agenda on July 10, 2002 at 6:30 pm. Tech Review for this item was held with the applicant on June 28, 2002. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 387-6177, atuning@achdada.id.us File Number(s): Fairview Lakes Apartment Complex I MAZ-02-011/ MCUP-02-014 Site address: 824 East Fairview Avenue Owner: William Curtis 2630 East Franklin Road Meridian, Idaho 83642 Applicant: Hopkins Financial Services, Inc. 111 Auto Drive, Suite 105 Boise, Idaho 83709 Representative: Tamura & Associates 499 Main Street Boise, Idaho 83706 Application Information The applicant is requesting annexation, rezone, conditional use and planned unit development approval to construct a 192-unit multi-family apartment complex, 113,800 square feet of commercial/retail and 15,000 square feet of general office, The site is located on the north side of Fairview Avenue at approximately the mid mile marker between Locust Grove Road and Meridian Road. Acreage: Current Zoning: Proposed Zoning: 9.1 acres RUT R-40 Vicinity Map 1 A. Findings of Fact 1,. Trip Generation: This development is estimated to generate 10,960 additional vehicle trips per day (0 existing) based on the submitted traffic study. 2. Impact Fees: The impact fee rate from the fee tables for: o Apartment is $781,00 per unit. o General Office is $2,169.00 per thousand square feet of gross building area, based on the impact fee ordinance in effect at this time, o Specialty Retail is $1,885.00 per thousand square feet of gross building area, based on the impact fee ordinance in effect at this time. o Bank with drive-thru is $9,990,00 per thousand square feet of gross building area, based on the impact fee ordinance in effect at this time. o Fast Food with drive-thru is $4,715 per thousand square feet of gross building area, based on the impact fee ordinance in effect at this time. 3. Impacted Roadways: Fairview Avenue Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: Teare Avenue Frontage: Functional Street Classification: Traffic count: Speed limit: Clarene Street Frontage: Functional Street Classification: Traffic count: Speed limit: Jericho Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 1,080-feet Principal arterial West of Locust Grove was 29,931 on 7-6-00. "Cn 35 Fairview Avenue and Jericho Drive intersection 60 Local residential Not available 20 60 Local residential Not available 20 o Collector - " North of Fairview was 3,850 on 8-7-01 Better than "Cn 30 Jericho Drive and Fairview Avenue intersection 4. Traffic Impact Study: A traffic impact study was required with this application, The submitted traffic impact study was compiled by Dobie Engineering and the following is a summary of the findings: This Development is projected to be built-out by the year 2005. The following is a summary or the findings and recommendations provided by the Traffic Engineer: 2 The proposed Fairview Lakes Subdivision project is a proposed mixed use development including apartments, professional offices, specialty retail, and restaurants. The project will be developed in phases and is expected to reach full build out by the year 2005. Fairview Avenue is a standard principal arterial with a 64 ft. wide five-lane urban section, The posted speed limit is 35 mph east of Locust Grove Road. The Level of service for Fairview Avenue is estimated to operate at a LOS BIC during the peak hour period in the year 2005 without the addition of the site traffic. This development is projected to generate 10,960 total trips, of which 1,230 will be captured within the development. Of the remaining 9,730 trips 5,545 were estimated to be new to the area whiie 4,185 trips were estimated to be pass-by trips already on Fairview Avenue, These trips were based on 192 apartment units, 15,000 sf of office space, 100,000 sf of retail use, a 5,600 sf bank, and 8,000 sf for restaurant. A trip capture rate of 11.2% was used, The totals from the revised application were 192 apartment units, 15,000 sf of office space, 92,800 sf of retail use, a 5,000 sf drive-in bank, a 4,000 sf fast food restaurant w/drive-thru, and a 12,000 sf high turnover restaurant. The totals presented in the traffic study are actually higher than those calculated for the application total, This is the conservative approach which will safeguard against totals that may be higher than those projected. The need for a signal at this intersection should not be affected by the difference in traffic projections, Intersection Type of Control 2002 PM - Existing 2005 PM- Existing LOS LOS Fairview/Eagle Signalized D E Locust Signalized D D GrovelFairview l' StreetlFairview Signaiized D D Cherry Signalized D D Lane/Meridian East Unsignalized N/A F* access/Fairview West Signalized - N/A C ** access/Fairview proposed * - Site traffic will experience significant delay during the PM peak hour. ** - This analysis was based on the assumption that the west access will be approved for Signalization, Approach traffic from the site will maintain acceptable service levels by that time period with the addition of a traffic signal. Fairview Avenue was evaluated for Level of service in the build out (2005) and 2020. The projections for the peak hour were LOS C for 2005 and LOS E for 2020 based on a five-lane roadway. The recommendation is that Fairview Avenue be expanded to handle the additional capacity needed after year 2020. The Traffic study reviewed the Signal Warrants from the 1988 MUTCD. The analysis indicates that warrant #1 will be met with 75% of site traffic using the signalized intersection, Warrant #2 is met with less than 50% of the site traffic, Similarly, warrants #9, #10, and #11 are all satisfied based on projected traffic volumes. 3 5. Site Information: The site is currently vacant. . _.~ . 6, Description of Adjacent Surrounding Area: . North: Meridian Place Subdivision Number 1 . South: Commercial! retail . East: Fairview Terrace Mobile Home Park . West: Settlers Village Re-subdivision 7. Roadway Improvements Adjacent To and Near the Site The site has access to Fairview Avenue and two local residential stub streets, Teare Avenue and Clarene Street. Fairview Avenue is improved with 5-traffic lanes with no curb, gutter or sidewalk abutting the site. There is curb, gutter and 5-foot concrete sidewalk located directly to the east of this property and was constructed with carwash that is located on the northwest corner of Jericho Road and Fairview Avenue. Teare Avenue and Clarene Street are improved with 2-traffic lanes (37-feet of pavement) with curb, gutter and 5-foot concrete sidewalk. Jericho Road does not abut the site but would be utilized with the extension of Teare Avenue or Clarene Street. Jericho Road is a collector roadway that is improved with 2-traffic lanes with curb, gutter and 5-foot concrete sidewalk. 8. Existing Right-of-Way Fairview Avenue is a principal arterial that currently has a total of 11 O-feet of right-of-way (54-feet from centerline). Teare Avenue and Clarene Street are local residential roadways with a total of 60-feet of right-of-way (30-feet from centerline). 10. . Site History On May 7, 2000, the Commission reviewed and approved a preliminary plat, Teare Terrace, on this site. Teare Terrace was proposed to be a 13-lot commercial and residential subdivision. This development proposed to extend Clarene Street into the property and extend south to connect to Fairview Avenue. Teare Avenue was proposed to extend into the site as a cul-de-sac on the property. 11, Five Year Work Program There are no improvements in the area that are scheduled in the Five Year Work Program, 12. Signal Location The District has chosen the location of the signal at the commercial/industrial roadway and Fairview Avenue intersection due to the fact that: . This location is at the half-mile . This location will serve more vehicle trips per day . This location will pull vehicle trips per day off of Jericho Street (a collector roadway with front on housing) and will place the vehicles on a commercial/industrial roadway . This location will provide the surrounding residential homes with access to a signal 4 . This location can serve more vehicle trips per day on the North side of Fairview Avenue than on the south side of Fairview Avenue B. Findings tor Consideration 1. Right-ot-Way District policy requires 120-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of- way allows for the construction of a 7-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. 2. Sidewalk District policy 7204.6.5 requires 5-foot wide (minimum) concrete sidewalk on all collector and arterial roadways. 3. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline), The applicant is proposing to construct a commercial/industrial roadway that intersects with Fairview Avenue 310-feet east of the west properly line, This roadway location meets District policy and should be approved with this application. 4. Street Sections District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of-way. The applicant is proposing to construct a commercial/industrial roadway that extends from Fairview Avenue to the north. This roadway is proposed to cul-de-sac just before the proposed multi-famiiy residential apartment complex. This roadway will also provide a link that will connect into Teare Avenue. The proposed commercial/industrial roadway that the applicant is proposing will consist of a 40-foot street section that includes 2-travellanes, a center turn lane, curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of-way, The proposed street section meets District policy and should be approved with this application. 5. Driveways District policy F2-F5, requires driveways located on collector or arterial roadways with a speed limit of 35 to align or offset a minimum of 150-feet from any existing or proposed driveway. District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge). District policy 7207,9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 35-feel. Most commercial driveways will be constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. 5 Fairview Avenue Drivewav The applicant is proposing to construct one 30-foot wide driveway on Fairview Avenue. This driveway is proposed to intersect Fairview Avenue approximately 240-feet west of the east property line. This driveway meets District policy and should be approved with this application, Commercial/Industrial Street Drivewavs The applicant is proposing to construct nine driveways on the proposed commercial/industrial roadway, The driveways are proposed to be constructed in the following locations, . Driveway number 1 is proposed to intersect the commercial/industrial roadway approximately 30-feet north of Fairview Avenue. This driveway is proposed to be 30- feet in width. . Driveway number 2 and 3 are proposed to intersect the commerciallindustrial roadway approximately 195-feet north of Fairview Avenue. These driveways are proposed to align with one another. These driveways are proposed to be 25-feet in width. . Driveway number 4 is proposed to intersect the commercial/industrial roadway approximately 345-feet north of Fairview Avenue. This driveway is proposed to be 22-feet in width, . Driveway number 5 is proposed to intersect the commercial/industrial roadway that extends north from Fairview Avenue approximately 580-feet north of Fairview Avenue. This driveway is proposed to be 22-feet in width. . Driveway number 6 is proposed to extend directly north of the commerciaVindustrial roadway and proposed to intersect the northern portion of the cul-de-sac. This driveway is proposed to be 40-feet in width. . Driveway number 7 is proposed to intersect the commerciaVindustrial roadway that extends from Fairview Avenue north and is proposed to be located 50-feet north of the commercial/industrial roadway that runs east and west. This driveway is proposed to be 25-feet in width. . Driveway number 8 and 9 are proposed to intersect the commerciaVindustrial roadway that runs east and west and is proposed to be located approximately 160- feet east of the commerciallindustrial roadway that extends from Fairview Avenue to the north. These driveways are proposed to align with on another. These driveways are proposed to be 30-feet in width. All of the proposed driveway locations meet District policy EXCEPT for driveway number 1. Driveway number 1 should be constructed a minimum of 50-feet north of Fairview Avenue to be in conformance with District policy and to be approved by the District. All of the proposed driveway widths meet District policy EXCEPT for driveway number 6. Driveway number 6 should be constructed a maximum of 35-feet in width. 6, All Driveways Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207,9,1, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge, 7, Stub Streets District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and to provide access to adjoining parcels, 6 District policy 7203.3.2 requires an existing street or a street in an approved preliminary plat, which extends at a boundary of a proposed development to be extended into that development. The applicant is proposing to extend Teare Avenue, This extension will provide a connection from Teare Avenue to Fairview Avenue. The extension of Teare Avenue meets the goais and intent of District policy and has the supportive of District staff. Modification of Policy The applicant is proposing to terminate Clarene Street at its current location and construct temporary bollards for emergency access only. District policy requires that stub streets be constructed and/or extended to adjoining properties to provide reasonable access and intra-neighborhood connectivity. Staff would generally support the extension of Clarene Street into the site, but due to the fact that the applicant is extending Teare Avenue to the residential neighborhood that is located to the northeast, staff is supportive of the applicant's proposal to construct bollards at the terminus of Clarene Street. With the construction of bOllards, Clarene Street will be one-lot and less than 150-feet in depth, therefore, the applicant will not be required to construct a temporary turnaround. 6. Turnarounds District policy 7204.9.2 requires turnarounds to be constructed to provide a minimum turning radius of 55-feet. The applicant is proposing to construct a cul-de-sac turnaround at the north end of the commercial/industrial roadway that extends north from Fairview Avenue. The applicant is proposing to dedicate a hammerhead turnaround at the west end of Clarene Street on the applicant's property, This hammerhead turnaround will function as the property's frontage until the preliminary plat is submitted and the roadways are formally dedicated. 7, Signalization The applicant is proposing to construct a new signal at the intersection of Fairview Avenue and the commercial/industrial roadway that extends north into the site. The signal is proposed at the half mile. The traffic study determined that the warrants would be met and that the existing signals in the area would not be significantly impacted by the new signal. The District will contribute the hardware necessary for the construction of the new signal and any related roadway improvements. The applicant should plan, construct and install the signal that is proposed at the intersection of Fairview Avenue and the commercial/industrial roadway that extends north into the site, c. Site Specific Conditions of Approval 1. Dedicate 50-feet of right-of-way from the centerline of Fairview Avenue abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195). 7 2, Construct a 5-foot concrete sidewalk on Fairview Avenue located 2-feet within the new right-of-way. If the sidewalk meanders, the sidewalk shall meander outside of the right-of-way and the applicant shall provide an easement for the sidewalk, 3. Construct and install the signal and any related roadway improvements that are necessary for the proposed signal at the intersection of Fairview Avenue and the commercial/industrial roadway that extends north into the site. 4. Construct a commercial/industrial roadway that intersects with Fairview Avenue 310-feet east of the west property line, as proposed. 5, Construct the internal roadways as 40-foot street sections with curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of-way, as proposed. The portion of the commercial/industrial roadway that connects to Teare Avenue shall taper appropriately to accommodate for drainage, 6. Construct a 30-foot wide driveway to intersect Fairview Avenue approximately 240-feet west of the east property line, as proposed. 7. Construct a 30-foot wide driveway to intersect the commerciallindustrial roadway a minimum of 50- feet north of Fairview Avenue, as proposed. 8. Construct two 25-foot wide driveways to intersect the commercial/industrial roadway approximately 195-feet north of Fairview Avenue, as proposed. These driveways shall align with one another. 9. Construct a 22-foot wide driveway to intersect the commercial/industrial roadway approximately 345- feet north of Fairview Avenue, as proposed. 10. Construct a 22-foot wide driveway to intersect the commercial/industrial roadway that extends north from Fairview Avenue approximately 580-feet north of Fairview Avenue. as proposed. 11. Construct a 35-foot wide driveway to extend directly north of the commercial/industrial roadway and proposed to intersect the northern portion of the cul-de-sac, as proposed, 12, Construct a 25-foot driveway to intersect the commercial/industrial roadway that extends from Fairview Avenue north and is proposed to be located 50-feet north of the commercial/industrial roadway that runs east and west, as proposed, 13. Construct two 30-foot wide driveways to intersect the commercial/industrial roadway that runs east and west and is proposed to be located approximately 160-feet east of the commercial/industrial roadway that extends from Fairview Avenue to the north, as proposed. 14. Pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge, 15. Extend Teare Avenue as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of-way, as proposed. 16. Terminate Clarene Street at its current location and construct bollards for emergency access only, as proposed. 8 17, Construct a cul-de-sac turnaround at the north end of the commercial/industrial roadway that extends north from Fairview Avenue. The cul-de-sac turnaround shall be constructed to provide a minimum turning radius of 55-feet. 18. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damage curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 5. The applicant shall submit revised plans for staff approval. prior to issuance of building permit (or other required permits), which incorporates any required design changes, 6. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 8, It is the responsibility of the applicant to verify all existing utilities within the right-of..way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387~ 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction, 9. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicantor the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 10, Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law 9 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity map 2. Submitted site plan Request for Reconsideration of Commission Action 1, Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. . a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. 10 If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b, The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p,m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d, If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned, The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 11 (' 12 I>,L-\YOR HUB OF TREASURE VALLEY A Good Place to Live LEGAL DEPARThlENT (208) 288-2499 Fa.. 288-2501 Robert: D. Come CITY OF l\1ERIDIAN 33 EAST IDAHO I'vlERIDIAN, ID.\HO 83642 (208) 888-4433 - FA..X (208) 887-4813 City Clerl< Office Fa.. (208) 888-4218 PUBliC WORKS BL1LDING DEPARThIENT (208) 887-2211' F",,887-1297 PLANNING AND ZONING DEP.-\RTMENT (208) 884-5533 . FA_" 888-6854 em- COUNCIL MEMBERS Tammy deWeerd Keith Bioi Cherie McCandless WilliamLM.N"'l' MEMORANDUM: August 1, 2002 To: Mayor, City Council and Planning & Zoning Commission David McKinnon, Planner II M Bruce Freckleton, Senior Engmeering Tech Fairview Lakes ~ City Of Meridian City Clerk Office From: RECEIVED AUG t 2 2002 Re: . Request for Annexation and Zoning of 24.89 Acres of Land from RUT (Ada County) to R-40 (High Density Residential District), C-N (Neighborhood Business District) and C-G (General Retail and Service Commercial District), located at 824 Fairview Avenue, by Hopkins Financial, Inc, (File No. AZ-02- 01/). . Request for Conditional Use Permit for a Planned Development for a 192- Unit Apartment Complex and a Commercial Building Site for Multiple Commercial Buildings, by Hopkins Financial, Inc. (File No. CUP 02-014) We have reviewed the aforementioned applications and now otTer the following comments, as conditions of approval These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY (This is a revised statT report that replaces the original July 8, 2002 statT report for the Fairview Lakes project. The revised report reftects the changes made by the applicant to the original site plan for the project which include, but are not limited to widening the pathway system, the addition of water amenities (4 ponds), additional landscape butTers, a third zoning designation (C-N), the relocation of public right-of-way (the cul-de-sac) and additional landscaping.) The Applicant, Hopkins Financial, Inc., has requested the annexation and zoning of 24.89 acres of land located on the north side of Fairview Avenue, approximately Y2 mile west of Locust Grove. The northernmost 9.10 acres of the subject parcel of ground is to be zoned R-40, in order to facilitate the proposed 192-unit apartment complex (gross density of 21 units per acre). The Applicant has requested that 1.74 acres of the project be rezoned to C-N and that the remaining 13.79 acres, adjacent to Fairview Avenue, be zoned CoG upon annexation. The Applicant is required to apply for a conditional use permit for a planned development because they intend to construct more than one building on a single lot and propose a mixture of uses. AZ-02-OIl.CUP02.o14 FairWwLakc5AZ.PP.CUPPD Planning & Zoning CommissionlMayor & City Council August 1, 2002 Page 2 The Applicant has requested conceptual approval of the commercial portion of the development. The conceptual layout of the commercial project includes a fast food establishment with a drive- though service (4,000 s.f.), two drive though banks (5,000 s.f.), three commercial buildings (36,500 s.f., 24,000 s.f. and 40,000 s.f.) and an office building (15,000 s.f.). The future development of the commercial portion of the project will require additional detailed conditional use permits prior to construction. The I92-unit apartment complex has been submitted as a completely detailed conditional use permit and will not require any additional conditional use permits prior to construction (if approved as part of this application). The apartment complex consists ofa clubhouse with a pool, sixteen (16) three (3)-story-tall apartment buildings and a walking path adjacent to the uncovered portion of the Jackson Drain. The Applicant has proposed installing 400 parking spaces (192 covered) for resident and guest parking. The Applicant has applied for approval of a lot-split for the subject property in Ada County. The lot split, if approved, will create two separate parcels of ground and will be finalized prior to the annexation of the property by the City. The property will be split in a manner that will separate the R-40 portion of the project from the C-N and C-G parts. The split in the property and the relocation of the cul-de-sac to the south (thereby eliminating the right-of-way from the "R-40" parcel), will allow the applicant to start developing the R-40 parcel prior to formally subdividing the rest of the property and dedicating the new right-of-way, More information regarding the need to subdivide, the dedication of right-of-way, and the timing of roadway construction and occupancy is included within the body of this report. The legal descriptions submitted with the application appear to meet the requirements of the City of Meridian and State Tax Commission and place the parcel contiguous to existing city limits. LOCA nON The property is located on the north side ofFairview Avenue approximately 1/3 ofa mile west of Locust Grove Road, It is designated as Existing Urban in the adopted Comprehensive Plan. SURROUNDING PROPERTIES North - Meridian Place Subdivision and Willows Subdivision (R-8 zone). Nine single-family lots abut the north boundary of site, ranging from 6,665 s.f. to 11,064 s.f. in lot size. Each lot along the entire shared northern boundary has a solid wood fence separating the properties. South - Daewoo Automobile Dealer and Ultra Touch Car Wash/Fuel Station (C-G zone) are situated directly opposite Fairview Avenue from the site. East - Settlers Village Subdivision, zoned R-8, and Dirty Harry's Car Wash (C-G zone). Ten single-family lots abut the east boundary of site, ranging from 6,100 s.f. to 9,322 s.f. in lot size. There is an existing solid wood fence along this entire shared boundary. West - Fairview Terrace Mobile Estates (mobile home park), zoned R-8, and an office/restaurant (Fiesta Guadalajara) complex, zoned CoG. The mobile home park property is under single ownership. Each home is owned separately and the land is leased. There is an existing chain link fence along the east boundary of the mobile home park. CURRENT OWNERS OF RECORD AZ-02-o11,ClJP..02.(J14 FairmvvLakesAZ.CUPIPD Planning & Zoning CommissionlMayor & City Council August 1,2002 Page 3 William Curtis is the current property owner and has submitted his consent for both applications. ANNEXATION & ZONING ANALYSIS The requested zoning of R-40, C-N and C-G is compatible with the City Comprehensive Plan and the Meridian Zoning Ordinances. The subject property is within the Urban Service Planning Area. Essential City services are available to the subject property. According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in tenus of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in Section II-IS-II and analysis by staff: A. WiD the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not. has there been an application for a Comprehensive Plan amendment; Staff finds that the requested zoning designations, R-40 on the northern nine acres and CoN and CoG on the southern 15 acres, are harmonious with and in accordance with the adopted Comprehensive Plan and Generalized Land Use Map, which designates the land as "Existing Urban". B. Is the area included in tbe zoning amendment intended to be rezoned in the future; Staff does not anticipate that the land to be annexed will be rezoned in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning - for example. a residential area turning into commercial area by means of a conditional use permits; Staff finds that the property will be developed in a manner consistent with the new zoning and/or consistent with allowable Planned Development uses. D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example. have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Staff finds that there has been no major change in the area that would dictate how the property should develop in the future. Staff finds that the location of the property adjacent to Fairview Avenue dictates that commercial and high-density uses be considered for the site. AZ-02.Q1I,ClJP.{I2-014 FBirvie-w Lakes AZ.CUPIPD Planning & Zoning CommissionlMayor & City Council August I, 2002 Page 4 E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that general vicinity provides a mix of commercial uses, standard residential lots, apartments and mobile homes. The intended character of the vicinity, as noted on the Generalized Land Use Map, is "Existing Urban". Staff finds that the proposed commercial, office and high-density residential uses can be harmonious with and appropriate in appearance with the general vicinity's existing and intended character. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony to determine whether or not the proposed use will be disturbing or hazardous to the neighboring uses. Staff does not anticipate that the proposed uses will be hazardous to future or existing neighbors. The P&Z Commission and Council may wish to restrict certain uses outright and require buffering to lessen the impact on adjacent residential properties (the Applicant has revised the landscaping plans to include additional landscaping adjacent to the existing single family uses). G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; Staff finds that the subject property will be served adequately by all essential public facilities and services such as fire, police, water, sewer and refuse disposal. Sanitary sewer and water service to this site will be via extensions from existing mains installed in adjacent developments. Water service to this development is contingent upon positive results from a hydraulic analysis by our computer model. Due to the size of the landscaped area, primary water supply connection to the City's mains will not be allowed. Applicant has not indicated whether the pressurized irrigation system within this development is to be owned and maintained by an association or the Nampa & Meridian Irrigation District. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. AZ-Q2-QII, CUP-02..Q14 Fairview Lakes AZ.CUPIPD Planning & Zoning CommissionlMayor & City Council August 1, 2002 Page 5 ACHD has determined that the street system is adequate or can be made to be adequate to serve the proposed development. ACHD is requiring the internal streets within Fairview Lakes to be dedicated as public rights-of-way due to the fact that they are extending a public roadway (Teare Avenue) within the project (ACHD does not allow two public streets to be connected by a private street.), as well as constructing a half-mile traffic signal, ACHD has also approved of a turnaround on Clarene Street that is to be deeded to ACHD. The MCC requires all dedication of public streets to be accomplished through the subdivision process. Therefore, a preliminary plat and final plat will need to be submitted and approved prior to the issuance of occupancy permits or the dedication of any roadways within the development. Please refer to ACHD's comments concerning additional required roadway improvements for this project, H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to tbe economic welfare of the community; Staff finds that there will not be excessive additional requirements at public cost for public facilities and services and that the annexation and zoning will not be detrimental to the community's economic welfare. L Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke. fumes, glare or odors; Staff finds that the proposed uses will create additional traffic on Fairview Avenue; however, staff does not believe that the increase in traffic will be excessive. Staff does not anticipate that the proposed development will generate traffic, noise, smoke, odors or other nuisances that would be detrimental to the general welfare of the surrounding area. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the proposed vehicular approaches onFairview Avenue will be designed to limit the amount of inteIference the proposed project will create, The applicant has proposed installing a traffic light on the western approach to help move traffic into and out of the proposed development. Staff supports the Applicant's proposal to extend the Teare Avenue stub street into the development. Staff does not support the placement of bollards at this location. AZ-i)2.o11,CUP-02-o14 FairvWw Lakes AZ.CUPIPD Planning & Zoning CommissionlMayor & City Council August 1, 2002 Page 6 Planning and Zoning staff does not object to the "emergency only" access to Clarene Street, provided that all emergency services agencies approve of the design and location of the emergency turn around. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and The City of Meridian Parks and Recreation Department believes that the partial piping/tiling and relocation of the Jackson Drain as proposed by the Applicant will result in the partial destruction and loss of a natural and scenic feature of major importance. Meridian City Code (MCC) 12-4-8.B. states that, "Existing natural features which add value to residential development and enhance the attractiveness of the community (such as trees, watercourses, historic spots and similar irreplaceable amenities) shall be preserved in the design of the subdivision" (emphasis added). Staff feels that the applicant has incorporated the Jackson Drain into design of the project and has provided a multiple use pathway along its banks as shown in thee City's Comprehensive Plan. The applicant is proposing a pathway along the Jackson Drain. However, the pathway design does not match the topographic contours of a previously submitted preliminary plat on this property. It appears that much of the pathway shown would be located below the top of bank along the Jackson Drain. The drain continues to the northwest through Raleigh Hawe's currently undeveloped parcel and then connects with a City-owned pathway in Fothergill Subdivision on Meridian Road. This section of pathway along the Jackson Drain will be a critical link to provide a continuous public pedestrian corridor from Linder Road at Tulley Park, across Meridian Road and through Fothergill Subdivision southeast to Locust Grove Road. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992) Staff finds that the annexation of this property would be in the best interest of the City. The project will provide new high-density housing, additional employment opportunities and the creation of additional recreation facilities (pathway). Moreover, the annexation will eliminate an existing cOllnty enclave and add to the City's tax base. ADDITIONAL CONSIDERA nONS As discussed briefly in the summary, the applicant has requested approval ofa lot split through Ada County, to be completed prior to the city annexation being approved and recorded. The new north lot (proposed R-40 zone) will have public street access on Clarene Street, although said AZ-02-011,CUP-G2-014 Fairview Lakes AZ.CUP/PD Planning & Zoning CommissionlMayor & City Council August 1, 2002 Page 7 street is shown on the submitted site plan as allowing only emergency vehicle access. Staff does not support the idea of allowing construction vehicles to use CIarene Street (a local residential street) as the primary access to the property during the construction of the apartment complex. Therefore, primary access to the apartment complex shall be via the new public street that enters the proiect off of Fairview Avenue and then runs (north) though the commercial Dortion of the proiect to the apartments. This road does not exist yet and the MCC (11-2-2) requires the dedication of new street right-of-way to ACHD to occur via a subdivision application. The Applicant may be able to construct a new private road to ACHD standards prior to the approval of the subdivision of the property, and then dedicate the road to ACHD when the plat is recorded. This could be accomplished by permitting the road as a "private" road until such time as the subdivision is recorded. The new "private" road may be used as the primary access road to the project during the construction of the apartments, but it would have to be dedicated as a public right-of-way (by recording the subdivision of the property) prior to the occupancy of any building within the apartment project. The approval of such a "private" road could be accomplished by the submittal of a Miscellaneous Application for approval of a private road. If the Commission and Council feel that it would be appropriate to allow the project to develop as noted above, the Planning and Zoninllstaff recommends-includinll a condition in the Development Agreement that reauires the recordation of the final plaUincluding the dedication and construction of improvements associated with the of the new street rie:ht-of-wav) orioTto the issuance of anv Certificate of OccuDancv for any building within the apartment complex. This would be in addition to condition # 4 (pg 9) of the CUP.,. ANNEXATION AND ZONINGREOUIREMENTS .';;'~",-;,. . 1. Remove any existing domestic wells and/or septic systems within this project from their domestic service per City Ordinance. (Wells may be used for non-domestic purposes such as landscape irrigation,) 2. Applicant shall enter into a Development Agreement prior to annexation. The Development Agreement shall restrict the uses allowed within the CoN and CoG zones of this annexation to those uses proposed in the Fairview Lakes Planned Development application. No drive-thru facilities will be permitted within the C-N zone. AZ.Q2..0J I, CUP..o2.014 FBirview Lakes AZ.CUP/PD Planning & Zoning Commission/Mayor & City Council August 1,2002 Page 8 STANDARDS FOR CONDITIONAL USES The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3): A. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this ordinance; Staff finds that the subject property is large enough to accommodate the requested uses and all other required features; however, changes such as additional landscaping, may be necessary to the site plan to accommodate all required features. 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; As noted above the Comprehensive Plan Land Use Map designates the property as "Existing Urban". The proposed mix of residential, commercial and office uses are harmonious with and in accordance with the Comprehensive Plan. The project meets the requirements and objectives of the Planned Development Ordinance. C. That tbe 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 ofthe same area; Staff finds the design concept to be compatible with the existing and intended character of the area. The majority of the project is residential adjacent to residential and commercial adjacent to commercial. D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely atTect other property in the vicinity; Staff does not anticipate that the proposed project will have an adverse impact on the surrounding property; however, the Commission and Council should consider any testimony given at the public hearings before making this finding. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fll'e protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use sball be able to provide adequately any such services; As noted above, staff finds that the proposed development can be adequately served by the essential public facilities and services listed above. AZ-02.o11. CUP-D2-Ctl4 Fairview Lakes AZ.CUPIPD Planning & Zoning Commission/Mayor & City Council August 1, 2002 Page 9 F. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Staff finds that the proposed use would not be detrimental to the economic welfare of the community, nor would it create the need for any new facilities or services to be paid for by the public. The Applicant(s) will pay for the proposed traffic light. G. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that additional traffic will be brought into the area, however staff does not find that the traffic produced by this development will be excessive. Staff does not anticipate that the development will detrimental to any persons or property by means of noise, smoke, fumes, glare or odors will result from the proposed uses and development. H. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the proposed vehicular approaches on Fairview Avenue will be designed to limit the amount of interference the proposed project will create. The applicant has proposed installing a traffic light on the western approach to help move traffic into and out of the proposed development. Staff supports the Applicant's proposal to extend the Teare Avenue stub-street into the development. Staff does not object to the emergency only access to Clarene Street. 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. As noted above, the Jackson Drain is a scenic feature that will be affected by this project, but it has been incorporated as an amenity and will be a vital part of the future Park's pathway system. ADDmONAL CONSIDERATIONS Preliminary Plat: Ada County Highway District is requiring the internal streets of Fairview Lakes to be dedicated as public rights-of-way due to the facts that Teare Avenue is being extended and a traffic signal is being constructed at this location. City Ordinance requires any dedication of public rights-of-way to be done through the subdivision platting process. AZ-02-oJ I, CUP..oZ.014 Fuirview Lakes AZ.CUPIPD Planning & Zoning Commission/Mayor & City Council August 1,2002 Page 10 Parking: Parking within the residential development only allows for two parking spaces per unit, with 16 additional parking for visitors and the clubhouse area. City Ordinance requires the Planning & Zoning Commission to determine if the parking provided is adequate. Parking for the commercial uses will be determined at such time as a detailed conditional use permit is submitted. Hours of Operation: the hours of operation for the commercial development will be determined at the time of the detailed conditional use permit for commercial'development. CONDITIONAL USE PERMIT SITE SPECIFIC REOUIREMENTS 1. The entire office or commercial use area proposed shall be required to apply for a conditional use permit as a planned development prior to construction. No approval is given for the conceptual design shown, only for the concept. of having office, bank, retail, fast food and a restaurant on the southerly portion of the property. Staff recommends significant changes to the concept shown, including more pedestrian walkways to connect the internal parking lots, plaza/open areas/amenities centrally located to serve future employees and customers, improving the building orientations to Fairview Avenue, etc. 2. Fairview Avenue shall be fully improved (including curbs, gutter, sidewalks, landscaping, and irrigation) prior to the issuance of an occupancy permit for any building within the development, including the apartments. 3. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. 4. Construction vehicles shall be prohibited from using Clarene Street during the construction of the apartment complex. 5. No occupancy permits shall be issued within the apartment portion of the development until a final plat has been recorded for the entire Fairview Lakes development. 6. Action shall be taken to ensure that the ponds (water features) within the project do not become stagnant and that the water is circulated by either natural or mechanical means. 7. Applicant shall provide written approval, prior to applying for building permits, from the Meridian Fire Department and Ada County Highway District for the location and design of any turnaround facilities. Verify easement for all drains, ditches and provide letters from appropriate irrigation districts ten (10) days prior to City Council public hearing. g. Provide ten (10) copies of detailed topographic contours and profiles of all pathways to the City Clerk at least ten (10) days prior to the next Public Hearing. Pathways shall be built a minimum offive (5) feet from the top of bank and not on the down-slope. 9. Signage is not approved as submitted on the revised site plan; full details of all proposed signage shall be submitted as part of a planned sign program. AZ-D2-O!l,CtJP..02-014 FlIirview L.alce5 AZ.CUPfPD Planning & Zoning CommissionlMayor & City Council August 1,2002 Page 11 10. Mitigation is required for any existing trees that are proposed to be removed. 11. All pedestrian walkways within the development shall be a minimum of five (5) feet wide. 12. Coordinate pathway improvements and timing with Parks & Recreation Director. Pathway is to be provided to and through property, from southeast comer to northwest comer of property. Staff recommends the segment of pathway that lies within the apartment complex property be completed prior to issuance of a Certificate of Occupancy for any building within the complex. 13. Interior parking lot landscaping shown within the apartment complex shall be installed in accordance with the MCC 12-13 (Landscape Ordinance). All landscape planters within parking areas shall be a minimum of 50 square feet. 14. The applicant shall submit a dust mitigation plan for review and approval by the City of Meridian prior to construction of the apartment project and subsequent commercial development. Best management practices are to be followed during the construction of the project. CONDffiONAL USE GENERAL REOUIREMENTS 1. Tile any existing irrigation/drainage ditches crossing the property to be included in this project per City Ordinance (excluding Jackson Drain and possibly Settlers Canal). Show ditches to be piped on the site plans. Submit written confirmation of plan approval by the appropriate irrigation/drainage district to the Public Works Department. 2. Remove any existing domestic wells and/or septic systems within this project from their domestic service per City Ordinance. (Wells may be used for non-domestic purposes such as landscape irrigation.) 3. Provide off-street parking in accordance with City of Meridian Zoning and Development Ordinance (Ord. 11-13). 4. Pave and stripe all parking areas in accordance with the standards set forth in the City of Meridian Zoning and Development Ordinance (Ord, 11-13-4) and in accordance with Americans with Disabilities Act (ADA) requirements. 5. Submit a drainage plan designed by a State ofIdaho licensed architect or engineer to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Stormwater treatment and disposal must be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into surface waters is prohibited unless the jurisdiction which has authority over the receiving stream AZ-02-o11, CUP-02-014 Fairview Lakes AZ.CUPIPD Planning & Zoning Commission/Mayor & City Council August 1,2002 Page 12 provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 6. Design and place outside lighting so as not to direct illumination on any nearby residential areas and in accordance with City Ordinance Section 11-13-4.C. and 12-5- 2.M. 7. Provide signage in accordance with the standards set forth in Section 11-14 of the City Zoning and Development Ordinance. All signage is subject to design review and shall require separate permits. Temporary or portable signs shall be prohibited, and will be removed upon three (3) days notice to the applicant. 8. Provide five-foot-wide sidewalks in accordance with City Ordinance (Ord. 12-5-2.K). 9, Coordinate fire hydrant placement with the City of Meridian Public Works Department. 10. Assessment fees for water and sewer service shall be determined during the building plan review process. 11. All construction shall conform to the requirements of the Americans with Disabilities Act. COMPREHENSIVE PLAN POLICIES The subject property is located in an area designated as Existing Urban in the Meridian Comprehensive Plan. The 1993 Comprehensive Plan contains a variety of goals and policies that are relevant to this application. Staff has selected the following sections that most directly apply to the proposed project. Goals Section Goal4: To provide housing opportunities for all economic groups within the community. Goal 8: To establish compatible and efficient use of land through the use of innovative and functional site design. Goal 3: To encourage the kind of economic growth and development which supplies employment and economic self-sufficiency for existing and future residents, reduces the present reliance on Boise and strengthens the City's ability to finance and implement public improvements, services, and its open space character. Goal 8: To establish compatible and efficient use of land through the use of innovative and functional site design. Goal 9: To encourage a balance ofland use patterns to insure that revenues pay for services. Economic Develooment ' 1.1 The City of Meridian shall make every effort to create a positive atmosphere that encourages, . . commercial enterprises to locate in Meridian. AZ-02-oII, CUP..o2-014 FairviewLakesAZ.CUPIPD Planning & Zoning Commission/Mayor & City Council August 1,2002 Page 13 1.3 The character, site improvements and type of new commercial or industrial developments should be harmonized with the natural environment and respect the unique needs and features of each area. 1.5 Strip industrial and commercial uses are not in compliance with the Comprehensive Plan. 3.1 U - Approve quality housing projects that meet the needs of all economic levels. 3 .2U - Encourage efforts to develop and maintain quality neighborhoods and housing. . . Land Use I. IOU Promote the design of attractive roadway entryway areas into Meridian which will clearly identifY the community, 2.1 U - Support a variety of residential categories for the purpose of providing the City with a range of affordable housing opportunities. 2.4U - Encourage sidewalks and paved streets for all existing neighborhoods. .. 3.7 Industrial uses which require the storage or the production of explosive or hazardous materials should not be located near residential areas, and should conform to disposal, spill and storage measures as outlined by the U.S. EPA. 4.3U Encourage new commercial development in under-utilized existing commercial areas. 5.9 The integrity and identity of any adjoining residential neighborhood should be preserved through the use of buffering techniques, including screen plantings, open space and other landscaping techniques. 5.12 Strip development within this mixed-use area is not in compliance with the goals and policies of the Comprehensive Plan. 5.13 Clustering of uses and controlled access points along arterials and collector streets will be required. 5.14 Because these areas are near 1-84 and Franklin Roads, high-quality visual appearance is essential. All development proposals in this area will be subject to development review guidelines and conditional use permitting procedures. Natural Resource & Hazardous Areas 2.1 U Development along major drainage ways will be restricted to ensure that development does not cause additional ground or surface water contamination. 3.1 U Manage and prevent unsuitable uses along drainageways and protect the flood plain of creeks and drains. 3.2U Protect the potential beauty and recreational trail opportunities of all Meridian waterways. Community Design 1.3 Open space areas within all development should be encouraged. 1.4 Major entrances to the City should be enhanced and emphasized. Unattractive land uses along these entrances should be screened from view. 2.1 U Require businesses and government to install and maintain landscaping. 2.3U Encourage the beautification of streets, parking lots. . . etc. 6.2U - Pedestrian access connectors will be required in all new development to link subdivisions together to promote neighborhood identity. 6.llU - Promote well-planned and well-designed affordable housing in all Meridian neighborhoods. AZ.o2-oJ I, CUP.02.{H4 Fairview Lakes AZ.CUPIPD Planning & Zoning Commission/Mayor & City Council August 1, 2002 Page 14 Trans.portation Chapter 1.19U - Encourage proper design of residential neighborhoods to ensure their safety and tranquility. 1.14 - Design and performance standards should be applied to infilling development in order to reduce adverse impacts upon existing adjacent development. 1.18 - As Planned Development methods and standards are implemented by the City of Meridian, variations pertaining to planned development - maximum density, dimensional standards, and other requirements - shaH not exceed 25% of the existing requirements, and shall be recommended when one or more of the Planned Development design and developmental objectives are met. RECOMMENDATION Staff supports the request to annex this particularly large infill parcel that already has sewer and . water services readily accessible. We support the concept of situating commercial uses adjacent to Fairview Avenue and residential uses adjacent to the existing residential uses in the north half of the parcel. All future development must be submitted as a Planned Development per MCC 11-4-7, which requires a PD for any lot containing more than one principal building. This should become a condition of the Development Agreement. If the Commission and Council determine that the Applicant can proceed with the development of the apartment complex prior to dedicating the new public right-of-way for Teare Street, the P&Z staff feel the applicant should submit a Miscellaneous Application prior to the City Council hearing for the approval of the "private" street, and receive approval prior to the issuance of building permits. AZ-02-oII,CUP.Q2-oJ4 F~ Labs AZ,CUPlPD July 8, 2002 MERIDIAN PLANNING & ZONING MEETING July 11, 2002 APPLICANT Hopkins Financial Services, Inc. CUP 02-014 ITEM NO. 6 REQUEST Public Hearing: Request for a Conditional Use Permit for a PUD for a commercial building site in a proposed C-G zone and a 192 unit residential aparment complex in a proposed R-40 zone for the proposed Fairview lakes - 824 East Fairview Avenue AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: SANITARY SERVICE: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: COMMENTS See Attached Comments See Attached Comments No Comment See Attached Comments See Attached Comments See Attached Comments See Attached Comments OTHER: Also see Parks Department Comments Dote: Contacted: ~t Plh -fa Au~ J~I ZooZ- 3./0 Phone: Materials presented at public meetings shaH become pJOperly of the CRy of Meridian. h!.:I:!.I!I.lh.h. 111!i\1eridian : i : ,"Ii :ii:~:i:i:r:: " ' n"': ;::: lfeDep~erit Joseph Silva Deputy Chief Meridian Fire Department 540 E. Franklin Rd. Meridian, Id 83642 (208) 888.1234 F ,h/....0)'005.. (11MI'h.'!'.' axr:~*p , Or, ~M'r~i ii:i;dl" , , July 2, 2002 TO: Meridian Planning & Zoning Commission ~ FROM: Joseph Silva, Deputy Fire Chief, Fire Prevention r SUBJECT: Fairview Lakes Sub CUP 02-014 RECEIVED JUl 0 22002 City Of Meridian City Clerk Office Thf: following are tl1e requirements to provide minimum fire protection: 1. Provide a fire-flow as required by the 1997 Uniform Fire Code Appendix III-A. Please show all pr~ximity hydrants within 500' of the project on the resubmitted plat. 2.. . All entrances and internal roads shall comers with a minimum of a 28' inside radius and 48' outliide radius. 3. The proposed buildings & uses shall comply with the 1997 Uniform Fire Code. 4. Acceptance of water supply for fire protection is contingent upon acceptance of the water system , by the City of Meridian for water quality. 5. Final approval of fire hydrant locations shall by the Fire Department. 6. The roadways shall be built to Ada County Highway Standards and shall have a clear driving snrface, whicb is 20' wide. Any building more than 30' in height shall have a 26' wide access road to provide for aerial truck operations. UFC 902.2.1 7. Provide an approved turn around for any street, which exceeds 150' in length as a result of the phasing of the project. 8. The proposed 192-unit subdivision will have an unknown transient population and will have an undetermined impact Meridian Fire Department call volumes. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is up from 2069 responses in the year 2000. 9. All building uses and occllpancies will have to meet the separation requirements of the Uniform Building Code. , ',~ i :!ii::iHI!i!ili ". . . . . . . . . . . . . . . . . . . . . . . . RECEIVED JUL - 1 2002 City of Meridian City Clerk Office ~ & ~ 1~ 'Dcaua 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651.4395 FAX # 208.463.0092 Phones: Area Code 208 OFFICE: Nompo 466.7861 SHOP: Nompo 466.0663 June 27, 2002 Will Berg, City Clerk City of Meridian ...."rEasHdiilio~.. Meridian, ID 83642 Re: CUP 02-014 Revised Plans for proposed Fairview Lakes Dear Commissioners: The Nampa & Meridian Irrigation District requires that a Land Use Change/Site application be filed, Please contact Ms. Donna Moore, Asst. Secretary/Treasurer at the District's main office at 466- 7861. All laterals and waste ways must be protected and all municipal surface drainage must be retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. The developer must comply with Idaho Code 931- 3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. Sincerely, .Ii.e!/)/~ Bill Henson, Asst. Water Superintendent NAMP A & MERIDIAN IRRlGA nON DISTRICT BH:dln Cc: File - Shop File - Office Water Superintendent APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS. 23,000 BOISE PROJECT RIGHTS. 40,000 ~&~1~'Z)~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651.4395 FAX # 208.463-0092 May 13, 2002 RECEIVED MAY 1 7 2001 phones: Area Code 208 OFFICE: Nampa 466.7861 SHOP: Nampa 466.0663 Will Berg, City Clerk City of Meridian 33 East Idaho Meridian, ill 83642 City ofM.eridian City Clerk Office Re: AZ 02-011/ CUP 02-014 Request for annexation and zoning of24.89 acres from R-T to C-G and R-40 zones and Conditional Use Permit for proposed Fairview Lakes Dear Commissioners: The Nampa & Meridian Irrigation District has no comment on the annexation and zoning, however a Land Use Change / Site application must be filed for the Conditional Use Permit. The developer needs to contact Ms. Donna Moore, Asst. Secretary-Treasurer at 466..7861 for the Land Use Change / Site application. Sincerely, I?;J~~~ Bill Henson, Asst. Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT BH:dln C: File - Shop File - Office Water Superintendent APPROXIMATE IRRIGABlE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 ~&~1~'Z)~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651.4395 FAX # 208.463-0092 RECEIVED MAY 1 7 2002 Phones: Area Code 208 OFFICE, Nompo 466-7861 SHOP, Nompo 466.0663 Doug Tamura Tamura & Associates 499 Main Street Boise, 10 83702 City of Meridian City Clerk Offlc:. - -------- - --- - - -- --~~----- ------- ---- RE: Land Use Change Application - Fairview Lakes Dear Mr. Tamura: Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above-referenced development. If this development is under a "rush" to be. finalized, I would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P. Anderson, Water SuperintendentJorthedrrigation District, concerning the installation of the pressure system_ Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the, owner or developer and the Irrigation District for the ownership, operation and maintenance 'ofthe pressure urban irrigation system. >','-- If you have any questions concerning this matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop, ' Sincerely, - ~>? <n}Ffk Donna N. Moore, Asst. Secretaryrrreasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent :..' -~.:"- '~i~~--.ri..~ ---,~-...~ ~ ~. ; ,. <J -.:--...:. ~-'~ ,,-.-=:--_/ .........-,;..-,--.;-,~._..,#-~ - .- '~~ APPROXIMATE IRRIGABLE ACRES RIVER flOW RIGHTS. 23,000 BOISE PROJEa RIGHTS - 40.000 ~ (I CENTRAL _HEALTH DEPARTMENT CENTRAL DISTRICT HEALTH DEPARTMENT R t t Environmental Health Division RE n e uO:~ise CEIVE,j 0 Eagle o Garden City JQ'Meridian OKuna DAcz o Star MAY 1 3 200? Rezone # Conditional Use # Preliminary / Final/Short Plat C'_u.:P oa~ol4 City of Meridian City Clerk urrw.e ;t:.;. , J./.' ",...- /~..IJ f LI4-k..d]; This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. After w~ approval from appropriate entities are submitted, we can approve this proposal for: ~ntralsewage 0 community sewage system 0 communitywaterwell o interim sewage ~entral water o individual sewage 0 individual water The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division <2!. Ejivironmental Quality: Ja'eeRtraJ sewage 0 community sewage system 0 community water o sewage dry lines )'rcentraJ water Run-off is not to create a mosquito breeding problem. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. 01. 02. 03. 04. 05. 06. 07. ~8. ~9. ~o. 011, We have No Objections to this Proposal. We recommend Denial of this Proposal. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. We will require more data conceming soil conditions on this Proposal before we can comment. Before we can comment conceming individual sewage disposal, we will require more data conceming the depth of: o high seasonal ground water 0 waste flow characteristics o or bedrock from original grade 0 other This office will require a study to assess the impact of nutrients and pathogens to receiVing ground waters and/or surface waters. o 13. We will require plans be submitted for a plan review for any: o food establishment 0 swimming pools or spas o beverage establishment 0 grocery store pt14. o child care center /%_r r.ns II3-Trnc II-fSlJ Rec.Ow<-..eJ~-.f Reviewed By: Date: ..1:;j VO "2- G -:4~ L" 7?>'-__W ~ I'fI?l- COHD 9/00 lke Review Sheet . ~ CENTRAL UtBt6~l~ MAIN OFFICE' 707 N. ARMSTRONG PL' BOISE. 10 83704.0825 ' (208) 375.521' , F~.X 327-8500 To pl'e~'ellt and treat disease and disability; fQ promote l1ealthy lifestyles,' and to protect and promote the health and quality of oar em'irolllJleTlt. STORM WATER MANAGEMENT RECOMMENDATIONS 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 should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000, Serving Valley, Elmore, Boise, and Ada Counties Ada J Boise County Office 707 N. Armsrong PI. Boise. 1083704 Enviro. Health: 327-7499 Family Planning: 327-7400 Immunizations' 327-7450 Senior Nutritiol\: 327-7460 WIC:327-7488 FAX: 327.8500 AdCl.WIC Satellite Office 1 606 Robert St Boise. ID 83705 Ph. 334-3355 FAX: 334-3355 Elmore County OHice 520 E. 8th Street N. Mountain Home. ID 83M7 Erwiro. Health: 587-9225 Family HealTh: 587-Ll407 WIC: 587-4409 FAX: 587-3521 Volley County Office '703 N. 1st Street P.o. Box 1448 McCan. ID. 83638 Ph. 63Ll-719.:1 FAX: 63.:1-217.:1 (1< CENTRAL .. 1>ISTRICT ftf~~8k!~ Rezone # Conditional Use # (l AA. P (j;)... - 01 L/ Preliminary / Final/Short Plat Before we can comment conceming individual sewage disposal, we will require more data conceming the depth of: o high seasonal ground water 0 waste flow characteristics o or bedrock from original grade 0 other o 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters amI/or surface waters. 01. 02. 03. 04. 05. 07. f f ~o. 1011. CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division Return to: DSoise DEagle o Garden City ~Meridian DKuna DACZ /rcA e w We have No Objections to this ProposaL JUN 2 6 2002 We recommend Denial of this ProposaL CITY OF MERIDIAN CITY CI I=RK ('cr::lrl= Specific knowledge as to the exact type of use must be provided before we can comment on this ProposaL We will require more data concerning soil conditions on this Proposal before we can comment. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. After written approval from appropriate entities are submitted, we can approve this proposal for: $eentral sewage 0 community sewage system 0 community water well o interim sewage ~ central water o individual sewage 0 individual water The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ~entral sewage 0 community sewage system 0 community water o sewage dry lines $centrai water Run-off is not to create a mosquito breeding problem. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approvaL o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. o 13. We will require plans be .submitted for a plan review for any: o food establishment 0 swimming pools or spas o beverage establishment. 0 grocery store '14. o child care center ;i%~,.r , ('n;"',--~ Date: Iff I?:.!LJ~ Reviewed By: ...c-~ ,,~ f'.nr _~#fiZl /<e..~_ ..._./ ...L,,,.,/r COHO 9IDD Ikc Review Sheet ~ CENTRAL {!tBt61!~ MAIN OFFICE' 707 N. ARMSTRONG PL.' BOISE.ID 83704-0825' (208) 375.5211 ' FAY 327.3500 To prel-'ellt and treat disease alld disability; to promote healthy lifestyles; Gild to protect alld promote the health and quality of Ollr environment. STORM WATER MANAGEMENT RECOMMENDATIONS 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 should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Storm water Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. PrepfcreJ by City of Boise PubticWorKs-,f:}epartment, May 2000. Serving Valley, Elmore, Boise) and Ada Counties Ado I Boise County Office 707 N. Armsrong PI. Boise, ID 8370.:1 Enviro. Health: 327-7499 Family Planning: 327.7400 Immunizations: 327-7450 Senior Nutrition: 327-7460 WIC: 327-7488 FAX: 327-8500 Ada-WIC Satellite Office 1606 Robert St. Boise. 1083705 Ph. 334-3355 FAX: 334-3355 Elmore County Otfice 520 E. 8th Street N, Mou'lbin Home, ID 83647 Enviro, Health' 587-9225 Family Health: 587-.1407 WIC: 587-4409 FAX: 587-3521 Valley County allice 703 N. 1st Street P.O. Box 1448 McCall. ID. 83638 Ph,634-7194 FAX: 634.2174 Joi nt School District No.2 911 Meridian Street. Meridian, Idaho 83642. (208) 888-6701 . Fax (208) 888-6700 SUPERINTENDENT Christine H. Donnell RECEIVED MAY 1 3 2002. May 8, 2002 City of Meridian City Clerk Offic,", City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: The Meridian School District has experienced phenomenal student growth the last ten years, The high schools, middle schools, and elementary schools throughout the district are operating over capacity, Approval of Fairview Lakes Apartments will have a significant impact on school enrollments at Chief Joseph Elementarv. Meridian Middle School. and Eagle High School. We can predict that these homes, when completed, will house sixty-one (61) elementary aged children, forty-eight (48) middle school aged children, and thirty-three (33) senior high aged students. Additional students will further compound the current overcrowded situation, Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity, Future development will continue to have an impact on the district's capacity, If you have any questions, please contact me at 888-6701. Sincerely, ~~ Wendel Bigham Supervisor of Facilities and Construction Meridian Parks & Recreation Memo To: From: Date: CC: Planning & Zoning Commission Tom Kuntz -1JL. July 3, 2002 City Clerk & Planning & Zoning Staff --.. -'- ftEl;~l V ~t j ...... .. - O~O" _..i'~ _ ,: ..I. J,I ~ ...", '... roc.lTY OF MERIDIAN vI rv CLERK OFFICE RE: CUP 02.Q11 - Conditional Use Permit - Fairview Lakes (Revised Plans) AZ 02.Q11 - Annexation & Zoning - Fairview Lakes The Parks and Recreation Staff has received and reviewed the above-proposed projects and have the following recommendations. 1. The developer of Fairview Lakes has not contacted the Parks Director to discuss pathway and development issues. It would have been beneficial to both parties to discuss possible options on developing the site while taking full advantage of the water amenities and wildlife habitat. 2, The Parks Action Plan and recently approved City Comprehensive Plan both identify a pedestrian pathway along the Jackson Drain. The City currently owns and maintains a 1000' pathway long the Jackson Drain that accesses Meridian Road. The pathway through Fairview Lakes is an important link to connecting with our existing pathway. After walking the site I am further convinced this project would be greatly enhanced by providing a pathway on Settler's Canal adjacent to Fairview Avenue and linking up with the Jackson Drain to the north. The current plan does not reflect this. 3. A new design could take advantage of the two (2) ditches within the project and retain some of the natural habitat for wildlife. The Parks Staff understands our requests will take a major redesign. Incorporating our recommendations will provide an amenity and an asset to Meridian Community for years to come. We look forward to meeting with the developer in regards to this project. . Page 1 /' MAYOR Rnhert D. Corrie' ..;. ~c;.., . _._W/'U ,,~,. .\~ """',;1" ~n:'~ f'"'..... ~ /' <ITY OF [;1.:iI~b< ... L/VLendian'--'~.; ''\. ~ IDAHO i~ ~ / '0 ~ '., '~INCE ',1903 BUILDING DEPARTMENT (':08) SS7<!~ [1 . F.:n lUn-l2lJi PLANNING A:"-JD ZONING \~08) 88"+-553:;' Fa.\ ~SS-().'i54 LEG.-\L DEPAIUMENT (208) 28:-:;-2..1-99. Fax 2KS<~Snl PARKS & RECREATION (~OS 8::\8.3579. Fax 8%-5501 PUBLIC WORKS l~08) 89R-5500 .Fax 8ln-121)7 CITY COUNCIL MEMBERS Tammy deWeerd William L. M. Nary Ch~rie McCandless , Keilh B'ird TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's bffice Attn: Will Berg, City Clerk, by: July 5, 2002 Transmittal Date: June 19, 2002 Hearing Date: July 11, 2002 File No.: CUP 02.014.. REVISED PLANS Request: Request for a Conditional Use Penn it for a Planned Unit Development .for a commercial building site and a 192 unit residential apartment complex for proposed Fairview Lakes By:. Hopkins Financial, Inc. location of Property or Project: 824 East Fairview Avenue David Zaremba, P/Z (No VAR, VAC, FP) Meridian School District (No FP) Jerry Centers, PIZ (No VAR, VAG, FP) Meridian Post Office (FP/PP only) leslie Mathes, PIZ (No VAR. VAG. FP) Ada County Highway District Keven Shreeve, P/Z (No VAR, VAC, FP) Community Planning Assoc. Keith Borup, PIZ (No VAR, VAG, FP) Central District Health Robert Corrie, Mayor Nampa Meridian Irrig. District Bill Nary, CIC Settlers irrigation District Tammy deWeerd, CIC Idaho Power Co. (FP/PPonly) Keith Bird, CIC U.S. West (FP/PPonly) Cherie McCandless, CIC Intermountain Gas (FP/PPonly) Water Department Bureau of Reclamation (FP/PP only) Sewer Department Idaho Transportation Department (No FP) Sanitary Service (No VAR, VAG, FP) Ada County (AZ only) Building Department Your Concise Rem}lrks: t. . f-/"VIJ ,^"-'/V" jl Fire Department -f-)." f'/~&..~. -s'..~p/L- 6e IfJ ;~ III Police Department d r;/ I<'...)j . . City Attorney '2/ 'Il.2. City Engineer City Planner Parks Department v-- flUFf o 11~'/l1"Z Al,.27 FP. 24 PPfPFP. 27 VAANN:.. 20 CUP. 26 RECEIVED JUN 24 2002 . City of Meridian City Clerk Office 33 EAST IDAHO' MERIDIAN. IDAHO 83642 (208) 888-4433' Fax (208) 387-4813 . City Clerk Ol'tice Fax (208) 888-4218 . Human Resources Fax (208) 884.8723 / ti i r: I, r , I ! MAYOR Robt:rt D. Corrie CITY COUNCIL MEMBERS William L. M. N:lI)I K.ith Bird Tammy deWeerd Cherie McCandless HUB OF TREASURE VALLEY A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN. IDAHO 83642 (208) 888-+m . Fox (208) 887-4813 City Clerk Office Fox (208) 888-4218 LEGAL DEPMTMENT (~08) 188.2....99. F:l..\ 188-2501 PUBLIC WORKS (~081898.5500' f" 881-1~91 BUILDING DEPARTMENT (208) 887.2211 . F3X 887- 1297 PLANNING AND ZONING (~081 88-1-5533 . f" 888.685. TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, piease submit your comments and recommendations to Meridian City Clerk's Office Transmitta.l natp-' u~v 7 .2001 _"I'~_ :~-UClte: JUlY 11, :luU2 File No.: CUP 02-014 Request: Request for a Conditional Use Permit for a Planned Unit Development for a commercial building site and a 192 unit residential apartment complex for proposed Fairview Lakes By: Hopkins Financial, Inc. Location of Property or Project: 824 East Fairview Avenue Alln: Will Berg, City Clerk, by: July 5, 2002 David Zaremba, PIZ (No VAR, VAC, FP) Jerry Centers, PIZ (No VAR, VAC, FP) lesiie Mathes, PIZ (No VAR, VAC, FP) Keven Shreeve, PIZ (No VAR, VAC, FP) Keith Borup, P/Z (No VAR, VAC, FP) Robert Corrie, Mayor Bill Nary, CIC Tammy deWeerd, C1C Keith Bird, CIC Cherie McCandless, C1C Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Your Concise Remarks: Fire Department Police Department City Attomey City Engineer City Planner Parks Department .......... Meridian School District (No FP) Meridian Post Office (FPIPPonly) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig, District Settlers Irrigation District Idaho Power Co. (FPIPP only) U.S. West (FPIPPonly) Intennountain Gas (FPIPPonly) Bureau of Reclamation (FPIPP only) Idaho Transportation Department (No FP) Ada County (AZ only) ~"- c1. I. " .c'.''".I/J........L;t/ - , /'tol n A--v~ ' 5~2 /1/ I R,.27 FP.Z04 PPIPFP.27 VNWN:...20 cup.z" RECEIVED MAY 17 2002 City of Meridian City Clerk Office JUN-c8-c~c 09'55R FROM:Sanitar~ Services, I ces-888-5~5c / MAYOR .,~~' Rol>cnO,Corric cfGGITVCP ii~~:1, _ - - ."" CITY C()UNClt MEMBERS p.yl~ ..linn -.~; \,'~ T.mmy<k:Wccnl VI j all"". Willi.m L. M.Nosy ~D^HO i .. ,,- Cherie McC""dlcso v Keilh Bird ~ ;1;1 TO: 888"1c18 P: "1'8 LEGAL D~PARTMENT (:lOS) 28S.J.l'J9' P.. 288.2501 PARKS & RECREATION (::OS asS.)S7.. Fox 898-Sl01 PU8LIC WORKS (208) 898.llQO 'F.. 887. "')1 8lJlLDING DEPARTMENT PUS) 887.:U1I . p"" 887-1197 PLANNING AND ~ONING (:lOS) 98.1-Sm . F"" 1llI8-G8SJ TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure thai your commenls and recommendations INiIl be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendatiOI1810 Meridian City Clerk's Office Attn: Will Berg, City CleIf<. by: July 5, 2002 Transmittal Oate: June 19, 2002 Hearing Date: July 11, 2002 File No.: CUP 02-014 - REVISED PLANS Request: Request for a CondhlonaJ Use Pennit for a Planned Unit D8YBlapmenl for a commercial building site and a 192 unit 'BlIldentlalapartment complex for proposed FallVlew Lakea By: Hopkins Financial, Inc, ,Location of Property or Project: 824 East Fairview Avenue David Zaremba, PIZ (NQ VAR, VAC. FP) Jerry CentelS, PIZ (No VAR, VAC, FP) I.e8Ile Mathea. PIZ (NO VAR, VAC, FP) Keven Shfeeve, PIZ (NQ VAR, VAC, FP) Keith Borup, PIZ (No VAR, VAC, FPJ Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C1C Keith Bird, CIC Chelte McCandless, CIC Water Department Sewer Department Sanitaly Selvice (No VAR, VAc, FP) Building Department Your Concise Remarks: Fire Department .uJlt wA.L'W1t. ~...~t..LI~"~.s: Police Department City Allomey City Engineer City Planner Pal1<$ Oepantnenl ......... Meridian School District (NQ FP) Meridian Post Office (FPIPP <xr4'J Ada County Highway District Community Planning AIi;.wc. Central District Health Nampa Meridian llI1g. Olstrict Settlers Irrigation District Idaho Power Co. (FPiPPOIIIy) U.S. West (FPiPP<xr4'J Intennounlaln Gas (FPlPP r6lItJ Bureau of Reclamation (FPIPP rIIIyJ Idaho Transporlalion Departmenl (lVoFP) Ada County (AZOIIo/J -PLA..I'\c. ..AL..~ .PboJ'ZIoIL b s.:;..~ ~.1L. eN! c."'tJu) 1Ilil;"'l FI"." I'PMP-P WMlCI_ . GUP-JI RECEIVED JUN 2 8 2U02 City Of Meridian . City Clerk Office 33 EAST IDAHO' MERIDIAN. IDAHO 83642 (208) 888-4433' FllX (208) 887-4813 . CilY Clerk Office Pax (208) 888.4218 . Hum.. Resouree. p"" (208) 884-872) JUN 28 '02 10:01 208-888-5052 PAGE. 04 Altn: Will 8erg, City Clerk, by: July 5, 2002 Transmittal Date: May 7, 2002 Hearing Dale: July 11, 2002 File No,: CUP 02-014 Request: Request for a Conditional Use Pennl' for a Planned Unit Development for a commercial building site and a 192 unit rosldentiaJ apartment complex for propolled Falrvlew Lakll8 _. By: Hopkins Financial, Inc. Loca::':;~ 9!:.e~or~lCject: 824 East Fairview Avenue ---~- _. "'.:.::.:::... / MRY-20-2002 06:52R FROM:Sanitar. Services. I 208-888-5052 TO: 888'1218 P:2/2 MAYOR Roben D. Cnrrie HUB OFTREASURE VALLEY A Good Place 10 Live CITY OF MERIDIAN 3J EAST IDAHO MERIDIAN, IDAHO S364J (208) 888-+IJJ . F:lX <,08) 887.481J City Clerk Office F"" ('l08) 888-4218 LECAL DEPARTMENT (JOa) !as.201'99. F:l,( 188.~UI PUBLIC WOR KS I:O~) ll'l8-SS00 . Fu 887.' :~7 BUILDINO DEPARTMENT (Z0ll) ia7-Z2Il' f.. 887.1297 PLANNING AND ZONINC (208) 8lH-SSJl . F.. iS8-6iS" CITY COUNCIL. MEMBERS WlIli... L.. M N>ry Kcilh Bird T.mmy deWeerd Chl:nc McCandless TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To in6Ure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office ~'-'-'._'- ..=:;:::- ..~.._.,"", .....- ....V"Fr..bI""I'~.:J~.aocU,.2I RECEIVED MAY 2 0 2002 City Of Meridian City Clerk Office MAY 20 '02 06:55 208-888-5052 PAGE. 02 MAYOR Robert D. Corrie HUB OF TREASURE VALLEY A Good Place to Live CITY OF MERIDIAN PUBLIC WORKS (208) 898-5S00' Fax 887-1297 LEGAL DEPARTMENT (208) 288-2499. Fax 288-2501 CITY COUNCIL MEMBERS William L. M. Nary Keith Bird Tammy deWeerd Cherie McCandless 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888--1-133 . Fax (208) 887-4813 City Clerk Office Fax (208) 888-4218 BUILDING DEPARTMENT (208) 887.2211 . Fax 887.1297 PLANNING AND ZONING (208) 884-5533 . Fax 888-685. TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: July 5, 2002 Transmittal Date: May 7, 2002 Hearing Date: July 11, 2002 File No.: CUP 02-014 Request: Request for a Conditional Use Permit for a Planned Unit Development for a commercial building site and a 192 unit residential apartment complex for proposed Fairview Lakes By: Hopkins Financial, Inc. Location of Property or Project: 824 East Fairview Avenue David Zaremba, PIZ (No VA~ VAC, FP) Jeny Centers, PIZ (No VAR, VAG, FP) Leslie Mathes, P/Z (No VAR, VAC, FP) Keven Shreeve, PIZ (No VA~ VAC, FP) Keith Borup, PIZ (No VAR, VAC, FP) Robert Corrie, Mayor Bill Nary, C1C Tammy deWeerd, CIC Keith Bird, C1C Cherie McCandless, C1C Water Department .......-- Sewer Department Sanitary Service (No VA~ VAC, FP) Building Department Your Concise Remarks: Fire Department Police Department City Attomey City Engineer City Planner Parks Department Meridian School District (No FP) Meridian Post Office (FPIPP only) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FPIPP only) U.S. West (FPIPP only) Intermountain Gas (FPIPP only) Bureau of Reclamation (FPIPP only) Idaho Transportation Department (No FP) Ada County (AZ only) n..21 FP-204 PPIPFP.21 VNWAC. 20 CUP-2:ll RECEIVED MAY I 0 2002 .:q City of Mertdlan City Clerk Office . MAYOR Robert D. Corrie HUB OF TREASURE VAllEY A Good Place to Live LEGAL DEPARTMENT (208) 288-2499. Fax 288-2501 CITY COUNCIL MEMBERS William L. M. Nary Keith Bird Tammy deWeerd Cherie McCandless CITY OF MERIDIAN PUBLIC WORKS (208) 898-5500' Fax 887.1297 33 EAST [DARO MERIDIAN, IDAHO 83642 (208) 888-4433 . Fox (208) 887-4813 City Clerk Office Fox (208) 888-4218 BUILDING DEPARTMENT (208) 887-2211 . F.. 887-1297 PLANNING AND ZONING '. (208) 884-5533 . Fax 888.6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: July 5, 2002 Transmittal Date: May 7, 2002 Hearing Date: July 11, 2002 File No.: CUP 02-014 Request: Request for a Conditional Use Permit for a Planned Unit Development for a commercial building site and a 192 unit residential apartment complex for proposed Fairview Lakes By: Hopkins Financial, Inc. Location of Property or Project: 824 East Fairview Avenue David Zaremba, P/Z (No VAR, VAC, FP) Jerry Centers, PIZ (No VA~ VAC, FP) Leslie Mathes, P/Z (No VAR, VAC, FP) Keven Shreeve, PIZ (No VAR, VAC, FP) Keith Borup, PIZ (No VAR, VAC, FP) Robert Corrie, Mayor Bill NaJY, C1C Tammy deWeerd, CIC Keith Bird, C1C Cherie McCandless, C1C Water Department .....-- Sewer Department SanitaJY Service (No VAR, VAC, FP) Building Department Your Concise Remarks: Fire Department Police Department City Attorney City Engi neer City Planner Parks Department Meridian School District (No FP) Meridian Post Office (FPIPP cnJy) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Img. District Settlers Irrigation District Idaho Power Co. (FPIPP only) U.S. West (FPIPP only) Intermountain Gas (FPIPP only) Bureau of Reclamation (FPIPP cnJy) Idaho Transportation Department (No FP) Ada County (AZ only) !JZ.27 FP-2" PPIPFP-27 VAANM;. 20 cup-as RECEIVED MAY 23 2002 CITY OF MERIDIAN CITY CLERK OFF'r:~ . . , MAYOR RobenD. Come HUB OF TREASURE VALLEY A Good Place to Live ? a z. te yYlJWL. 1- \\-0"2-> CITY OF MERIDIAN CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William L. M. Nary Jtwn.S CO ~~ 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433 'PAX (208) 887.4813 CityClerkOffire Fax (208) 888-4218 DEPAR1MENT (208) 884-5533 'PAX 888-6854 MEMORANDUM: July 8, 2002 To: RECEIVED JUL - 8 2002 CITY OF MERIDIAN CITY CLERK OFFICE From: Mayor, City Conncil and Planning & Zoning Commission David McKinnon, Planner II M Bruce Freckleton, Senior Engmeering Tech ~ Re: Fairview Lakes · Request for Annexation and Zoning of 24.89 Acres of Land from RUT (Ada Connty) to R-40 (High Density Residential District) and C-G (General Retail and Service Commercial District), located at 824 Fairview Avenue, by Hopkins Financial, Inc, (File No. AZ-02-011), · Request for Conditional Use Permit for a Planned Development for a 192- Unit Apartment Complex and a Commercial Building Site for Multiple Commercial Buildings, by Hopkins Financial, Inc. (File No. CUP 02-014) We have reviewed the aforementioned applications and now offer the following comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The Applicanl, Hopkins Financial, Inc., has requested the annexation and zoning of 24,89 acres of land located on the north side of Fairview A venue, approximately V2 mile west of Locust Grove, The northernmost 9.10 acres of the subject parcel of ground is to be zoned R- 40, in order to facilitate the proposed 192-nnit apartment complex (gross density of 21 nnits per acre). The Applicant has requested that the remaining 15.80 acres, adjacent to Fairview Avenue, be zoned C-G upon annexation, The Applicant was required to apply for a conditional use permit for a planned development because they intend to construct more than one building on a single lot and propose a mixture of uses. The Applicant has requested conceptual approval of the commercial portion of the development. The conceptual layout of the commercial project includes a restaurant (6,500 s.f,), a fast food establishment with a drive-though (4,000 s.f.), a bank (5,000 s,f,), two commercial buildings (36,500 s.f. and 56,300 s.f.) and an office building (15,000 s.f.). The future development of the commercial portion of the project will require additional detailed conditional use permits prior to construction, AZ-()2.()11, CUP02-014 FairviewLakesAZ.PP,CUPPD Planning & Zoning CommissionlMayor & City Council July S, 2002 Page 2 The 192-unit apartment complex has been submitted as a completely detailed conditional use permit and will not require any additional conditional use permits prior to construction (if approved as part of this application). The apartment complex consists of a clubhouse with a pool, sixteen (16) three (3)-story-tall apartment buildings and a walking path adjacent to the uncovered portion of the Jackson Drain. The Applicant has proposed installing 400 parking spaces (192 covered) for resident and guest parking. The legal descriptions submitted with the application appear to meet the requirements of the City of Meridian and State Tax Commission and place the parcel contiguous to existing city limits. LOCATION The property is located on the north side of Fairview Avenue approximately 1/3 of a mile west of Locust Grove Road, It is designated as Existing Urban in the adopted Comprehensive Plan. SURROUNDING PROPERTIES North - Meridian Place Subdivision and Willows Subdivision (R-S zone). Nine single-family lots abut the north boundary of site, ranging from 6,665 s.f. to 11,064 s.f, in lot size. Each lot along the entire shared northern boundary has a solid wood fence separating the properties. South - Daewoo Automobile Dealer and Ultra Touch Car Wash/Fuel Station (C-G zone) are situated directly opposite Fairview Avenue from the site, East - Settlers Village Subdivision, zoned R-S, and Dirty Harry's Car Wash (C-G zone). Ten single-family lots abut the east boundary of site, ranging from 6,100 s,f, to 9,322 s.f. in lot size. There is an existing solid wood fence along this entire shared boundary. West - Fairview Terrace Mobile Estates (mobile home park), zoned R-S, and an officelrestaurant (Fiesta Guadalajara) complex, zoned C-G. The mobile home park property is under single ownership. Each home is owned separately and the land is leased. There is an existing chain link fence along the east boundary of the mobile home park. CURRENT OWNERS OF RECORD William Curtis is the current property owner and has submitted his consent for both applications. SITE CONDITIONS 1. Sanitary sewer and water service to this site will be via extensions from existing mains installed in adjacent developments, Water service to this development is contingent upon positive results from a hydraulic analysis by our computer model. 2. Due to the size of the landscaped area, primary water supply connection to the City's mains will not be allowed. Applicant has not indicated whether the pressurized irrigation system within this development is to be owned and maintained by an association or the AZ-02-011, CUP-02-014 Fairview Lakes AZ.CUPIPD Planning & Zoning CommissionlMayor & City COWlcil July 8, 2002 Page 3 Nampa & Meridian Irrigation District. The City of Meridian requires that pressurized irrigation systems be supplied by a year-roWld source of water, 3. The Ada COWlty Highway District is requiring the internal streets within Fairview Lakes to be dedicated as public rights-of-way due to the fact that they are extending a public roadway (Teare Avenue) as well as constructing a half-mile signal. (ACHD's policy is to not allow two public streets to be connected by a private street.) Additionally, an approved turnaroWld on Clarene Street is required to be dedicated to ACHD, City Ordinance requires all dedication of public streets to be accomplished through the subdivision process. Therefore, a preliminary plat and final plat will need to be submitted and approved prior to construction of any roadways in the development. A landscaped buffer needs to be constructed between the new public roadway and any adjacent residential use. 4. Ordinance 12-4-8.B. states, "Existing natural features which add value to residential development and enhance the attractiveness of the community (such as trees, watercourses, historic spots and similar irreplaceable amenities) shall be preserved in the design of the subdivision." The Jackson Drain which traverses the northern portion of this parcel is such a natural feature, providing a habitat for red-winged blackbirds and other species, and must be preserved in the design and development The applicant is proposing a pathway along the Jackson Drain. However, the pathway design does not match the topographic contours of a previously submitted preliminary plat on this property, It appears that much of the pathway shown would be located below the top of bank along the Jackson Drain. The drain continues to the northwest through Raleigh Hawe's currently Wldeveloped parcel and then connects with a City-owned pathway in Fothergill Subdivision on Meridian Road, The Parks Department is requesting a redesign to also include the Settlers Canal as part of the pathway system. This section of pathway along the Jackson Drain would be a critical link to provide a continuous public pedestrian corridor from Linder Road at Tulley Park, across Meridian Road and through Fothergill Subdivision southeast to Locust Grove Road, 5. The Comprehensive Plan designates Fairview Avenue as an entryway corridor. ANNEXATION & ZONING ANALYSIS The requested zoning ofR-40 and C-G is compatible with the City Comprehensive Plan and the Meridian Zoning Ordinances. The subject property is within the Urban Service Planning Area. Essential City services are available to the subject property. According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and AZ-Q2-011, CUP-02-014 Fairview Lakes AZ.CUPIPD Planning & Zoning Commission/Mayor & City Council July 8, 2002 Page 4 shall find adequate evidence answering the following questions about the proposed zoning amendment. " The following is the list of standards found in Section 11-15-11 and analysis by staff: A. Will the new zoning be harmonions with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; Staff finds that the requested zoning designations, R-40 on the northern nine acres and C-G on the southern 15 acres, are harmonious with and in accordance with the adopted Comprehensive Plan and Generalized Land Use Map, which designates the land as "Existing Urban". B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the land to be annexed will be rezoned in the future, C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning - for example, a residential area turning into commercial area by means of a conditional use permits; Staff finds that the property will be developed in a manner consistent with the new zoning and/or consistent with allowable Planned Development uses. D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Staff finds that there has been no major change in the area that would dictate how the property should develop in the future. The location of the property adjacent to Fairview Avenue dictates that commercial and high-density uses be considered for the site. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that general vicinity provides a mix of commercial uses, standard residential lots, apartments and mobile homes, The intended character of the vicinity, as noted on the Generalized Land Use Map, is "Existing Urban". Staff AZ-02-0t t, CUP-02-014 Fairview Lakes AZ.CUPIPD Planning & Zoning ConunissionlMayor & City Council July 8, 2002 Page 5 finds that the proposed commercial, office and high-density residential uses can be harmonious with and appropriate in appearance with the general vicinity's existing and intended character. F. WiD the proposed uses uot be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony to determine whether or not the proposed use will be disturbing or hazardous to the neighboring uses. Staff does not anticipate that the proposed uses will be hazardous to future or existing neighbors. The P&Z Commission and Council may wish to restrict certain uses outright and require buffering to lessen the impact on adjacent residential properties. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; Staff finds that the subject property will be served adequately by all essential public facilities and services such as fire, police, water, sewer and refuse disposal. ACHD has determined that the street system is adequate or can be made to be adequate to serve the proposed development. Please refer to ACHD's comments concerning required roadway improvements for this project. H. WiD not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Staff finds that there will not be excessive additional requirements at public cost for public facilities and services and that the annexation and zoning will not be detrimental to the community's economic welfare. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed uses will create additional traffic on Fairview Avenue; however, staff does not believe that the increase in traffic will be excessive, Staff does not anticipate that the proposed development will generate AZ-02-011, CUP-02-014 Fairview Lakes AZ.CUPIPD Planning & Zoning Commission/Mayor & City Council July 8, 2002 Page 6 traffic, noise, smoke, odors or other nuisances that would be detrimental to the general welfare of the surrounding area. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the proposed vehicular approaches on Fairview Avenue will be designed to limit the amount of interference the proposed proj ect will create. The applicant has proposed installing a traffic light on the western approach to help move traffic into and out of the proposed development. Staff supports the Applicant's proposal to extend the Teare Avenue stub street into the development. Staff does not object to the emergency only access to Clarene Street provided emergency service personnel do not take exception. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and The City of Meridian Parks and Recreation Department believes that the piping/typing of the Settlers Canal and the partial piping/tiling of the Jackson Drain as proposed by the Applicant will result in the destruction and loss of a natural and scenic feature of major importance. The Parks Department would like to see a redesign of the proposed development to incorporate the existing waterways as amenities. The Jackson Drain is designated as a multiple use pathway in the City's Comprehensive Plan, L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992) Staff finds that the annexation of this property would be in the best interest of the City by providing additional high-density housing, the addition of employment opportunities and the creation of additional recreation facilities (pathway), as well as allowing annexation of an enclave and adding to the City's tax base. ANNEXATION AND ZONING REOUIREMENTS 1. Remove any existing domestic wells and/or septic systems within this project from their domestic service per City Ordinance, (Wells may be used for non-domestic purposes such as landscape irrigation.) 2, Applicant shall enter into a Development Agreement prior to annexation. A list of expressly prohibited uses shall be included as part ofthe document. AZ.02.011,CUP-02-014 Fairview Lakes AZ.CUPIPD Planning & Zoning Commission/Mayor & City Council July 8, 2002 Page 7 STANDARDS FOR CONDITIONAL USES The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3): A. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking landscaping and other features as may be required by this ordinance; Staff finds that the subject property is large enough to accommodate the requested uses and all other required features; however, changes may be necessary to the site plan to accommodate all required features. 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; As noted above the Comprehensive Plan Land Use Map designates the property as "Existing Urban". The proposed mix of residential, commercial and office uses are hannonious with and in accordance with the Comprehensive Plan. The project meets the requirements and objectives of the Planned Development 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; Staff finds the design concept to be compatible with the existing and intended character of the area. The majority of the project is residential adjacent to residential and commercial adjacent to commercial. D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; Staff does not anticipate that the proposed project will have an adverse impact on the surrounding property; however, the Commission and Council should consider any testimony given at the public hearings before making this fmding. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; As noted above, staff fmds that the proposed development can be adequately served by the essential public facilities and services listed above. AZ.02.0L t. CUP-02-014 Fairvio:w Lakes AZ.CUPIPD Planning & Zoning Commission/Mayor & City Council July 8, 2002 Page 8 F. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Staff finds that the proposed use would not be detrimental to the economic welfare of the community, nor would it create the need for any new facilities or services to be paid for by the public. The Applicant(s) will pay for the proposed traffic light. G. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that additional traffic will be brought into the area, however staff does not find that the traffic produced by this development will be excessive. Staff does not anticipate that the development will detrimental to any persons or property by means of noise, smoke, fumes, glare or odors will result from the proposed uses and development. H. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the proposed vehicular approaches on Fairview Avenue will be designed to limit the amount of interference the proposed project will create. The applicant has proposed installing a traffic light on the western approach to help move traffic into and out of the proposed development. Staff supports the Applicant's proposal to extend the Teare Avenue stub-street into the development. Staff does not object to the emergency only access to Clarene Street. 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. As noted above, the City Parks Department considers the covering of any ofthe waterways (Settlers or Jackson) on this property to be the destruction or loss of a natural/scenic feature. The Parks Department would prefer to see the site redesigned to accommodate the existing water features. Please review the Parks Department comments for details. CONDITIONAL USE PERMIT SITE SPECIFIC REQUIREMENTS 1, All office or commercial uses proposed within the development shall be required to apply for a conditional use permit for a planned development prior to construction. No approval is given for the conceptual design shown, only for the concept of having office, bank, retail, fast food and a restaurant on the southerly portion of the property, Staff supports a more pedestrian friendly layout. AZ-02-0tl,CUP-02-014 Fairview Lakes AZ.CUPIPD Planning & Zoning CommissionlMayor & City Council July 8, 2002 Page 9 2. Fairview Avenue shall be fully improved (including curbs, gutter, sidewalks, landscaping, and irrigation) prior to the issuance of an occupancy permit for any building 3. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. 4. No building pennits shall be issued within the development until a final plat has been recorded, 5. Applicant shall provide written approval, prior to applying for building permits, from the Meridian Fire Department and Ada County Highway District for the location and design of any turnaround facilities, Verify easement for all drains, ditches and provide letters from appropriate irrigation districts ten (10) days prior to City Council public hearing, 6. Provide detailed topographic contours and profiles of all pathways. Pathways shall be built a minimwn of five (5) feet from the top of bank and not on the downslope. 7, Signage is not approved as submitted; full details of signage shall be submitted as part of a sign program. Only one (1) center sign is allowed per 1,000 feet of frontage, 8. Mitigation is required for any existing trees that are proposed to be removed, 9, All pedestrian walkways within the development shall be a minimwn of five (5) feet wide. 10. Coordinate pathway improvements with Parks & Recreation Director. Pathway is to be provided to and through property, from southeast comer to northwest comer of property. 11. Interior landscaping shown within the parking areas is not approved. Parking spaces shown adjacent to planters do not meet the minimwn requirements for even compact spaces. These spaces must be removed and cannot be counted toward the minimwn parking requirement. All landscape planters within parking areas shall be a minimwn of 50 square feet. CONDITIONAL USE GENERAL REOUlREMENTS 1. Tile any existing irrigation/drainage ditches crossing the property to be included in this project per City Ordinance (excluding Jackson Drain and possibly Settlers Canal). Show ditches to be piped on the site plans. Submit written confirmation of plan approval by the appropriate irrigation/drainage district to the Public Works Department. 2. Remove any existing domestic wells and/or septic systems within this project from their domestic service per City Ordinance. (Wells may be used for non-domestic purposes such as landscape irrigation,) AZ-02-011, eup.O:Z-OI4 Faitview Lakes AZ,CUPIPD Planning & Zoning CommissionlMayor & City Council July 8, 2002 Page 10 3. Provide off-street parking in accordance with City of Meridian Zoning and Development Ordinance (Ord. 11-13). 4. Pave and stripe all parking areas in accordance with the standards set forth in the City of Meridian Zoning and Development Ordinance (Ord, 11-13~4) and in accordance with Americans with Disabilities Act (ADA) requirements. 5. Submit a drainage plan designed by a State ofIdaho licensed architect or engineer to the City Engineer (Ord, 557, 10-1-91) for all off-street parking areas, Stormwater treatment and disposal must be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into surface waters is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 6. Design and place outside lighting so as not to direct illumination on any nearby residential areas and in accordance with City Ordinance Section 11-13-4.C. and 12-5- 2.M. 7. Provide signage in accordance with the standards set forth in Section 11-14 of the City Zoning and Development Ordinance. All signage is subject to design review and shall require separate permits. Temporary or portable signs shall be prohibited, and will be removed upon three (3) days notice to the applicant. 8, Provide five-foot-wide sidewalks in accordance with City Ordinance (Ord. 12-5-2.K). 9, Coordinate fire hydrant placement with the City of Meridian Public Works Department. 10. Assessment fees for water and sewer service shall be determined during the building plan review process, II. All construction shall conform to the requirements of the Americans with Disabilities Act. ADDITIONAL CONSIDERATIONS Pathwav: Staff appreciates the fact that the meandering sidewalk on Fairview Avenue will be connected north through the commercial development back to the proposed pathway in the apartment complex adjacent to the Jackson Drain. However, the Parks Department would like to see the pathway system re-designed to follow parts of the Settlers Canal before the pathway proceeds north to the Jackson Drain (see comments of Parks Director Tom Kuntz). If the Planning and Zoning Commission and the City Council determine that there is no need for a pathway redesign, staff recommends that the north-south sidewalk beginning on the east side of AZ.-02-0tl,CUP.o2.014 FlliTview Lakes AZ,CUPfPD Planning & Zoning CommissionlMayor & City Council July 8, 2002 Page II the westernmost access road be detached in an attempt to create a more pedestrian friendly environment. Preliminarv Plat: Ada County Highway District is requiring the internal streets of Fairview Lakes to be dedicated as public rights-of-way due to the facts that Teare Avenue is being extended and a traffic signal is being constructed at this location. City Ordinance requires any dedication of public rights-of-way to be done through the subdivision platting process. Therefore, a preliminary plat will be required to be approved and a fmal plat approved and recorded prior to construction of this development. Dust Abatement: The applicant should submit a dust mitigation plan for review and approval and follow the plan carefully to ensure best management practices are followed during the construction of the project. Parking: Parking within the residential development only allows for two parking spaces per unit, with 16 additional parking for visitors and the clubhouse area, City Ordinance requires the Planning & Zoning Commission to determine if the parking provided is adequate. Parking for the commercial uses will be determined at such time as a detailed conditional use permit is submitted. Buffer on Teare: The extension of Teare Avenue as shown in the future commercial area will result in right-of-way/commercial driveway to be located immediately adjacent to residential uses. Buffering needs to be included adjacent to any residential use. COMPREHENSIVE PLAN POLICIES The subject property is located in an area designated as Existing Urban in the Meridian Comprehensive Plan, The 1993 Comprehensive Plan contains a variety of goals and policies that are relevant to this application, Staff has selected the following sections that most directly apply to the proposed project, Goals Section Goal 4: To provide housing opportunities for all economic groups within the community, Goal 8: To establish compatible and efficient use of land through the use of innovative and functional site design. Goal 3: To encourage the kind of economic growth and development which supplies employment and economic self-sufficiency for existing and future residents, reduces the present reliance on Boise and strengthens the City's ability to finance and implement public improvements, services, and its open space character, Goal 8: To establish compatible and efficient use of land through the use of innovative and functional site design. Goal 9: To encourage a balance ofland use patterns to insure that revenues pay for services. Economic Development AZ-02-01l, CUP-oo.o14 Fairview LRkes AZ.CUPIPD Planning & Zoning CommissionlMayor & City Council July 8, 2002 Page 12 1.1 The City of Meridian shall make every effort to create a positive atmosphere that encourages., . commercial enterprises to locate in Meridian, 1.3 The character, site improvements and type of new commercial or industrial developments should be harmonized with the natural environment and respect the unique needs and features of each area. 1,5 Strip industrial and commercial uses are not in compliance with the Comprehensive Plan. 3.1 U - Approve quality housing projects that meet the needs of all economic levels, 3.2U - Encourage efforts to develop and maintain quality neighborhoods and housing, . . Land Use 1,10U Promote the design of attractive roadway entryway areas into Meridian which will clearly identify the community. 2.1 U - Support a variety of residential categories for the purpose of providing the City with a range of affordable housing opportunities. 2.4U - Encourage sidewalks and paved streets for all existing neighborhoods.., 3,7 Industrial uses which require the storage or the production of explosive or hazardous materials should not be located near residential areas, and should conform to disposal, spill and storage measures as outlined by the U.S. EP A. 4.3U Encourage new commercial development in under-utilized existing commercial areas. 5,9 The integrity and identity of any adjoining residential neighborhood should be preserved through the use of buffering techniques, including screen plantings, open space and other landscaping techniques, 5.12 Strip development within this mixed-use area is not in compliance with the goals and policies ofthe Comprehensive Plan, 5.13 Clustering of uses and controlled access points along arterials and collector streets will be required, 5.14 Because these areas are near 1-84 and Franklin Roads, high-quality visual appearance is essential. All development proposals in this area will be subject to development review guidelines and conditional use permitting procedures. Natural Resource & Hazardous Areas 2.lU Development along major drainage ways will be restricted to ensure that development does not cause additional ground or surface water contamination. 3.lU Manage and prevent unsuitable uses along drainageways and protect the flood plain of creeks and drains, 3.2U Protect the potential beauty and recreational trail opportunities of all Meridian waterways. Communitv Design 1.3 Open space areas within all development should be encouraged. 1.4 Major entrances to the City should be enhanced and emphasized. Unattractive land uses along these entrances should be screened from view. 2.1 U Require businesses and government to install and maintain landscaping. 2.3U Encourage the beautification of streets, parking lots. , .etc. AZ-02.011,CUp..()2..()14 Fairview Lakes AZ.CUPIPD Planning & Zoning CommissionlMayor & City Council July 8, 2002 Page 13 6.2U - Pedestrian access connectors will be required in all new development to link subdivisions together to promote neighborhood identity, 6.11 U - Promote well-planned and well-designed affordable housing in all Meridian neighborhoods. Transportation Chapter 1.19U - Encourage proper design of residential neighborhoods to ensure their safety and tranquility . 1.14 - Design and performance standards should be applied to infilling development in order to reduce adverse impacts upon existing adjacent development. 1.18 - As Planned Development methods and standards are implemented by the City of Meridian, variations pertaining to planned development - maximum density, dimensional standards, and other requirements - shall not exceed 25% of the existing requirements, and shall be recommended when one or more of the Planned Development design and developmental objectives are met. AZ-O:Z-OI1, CUP-02-014 Fairview Lakes AZ.CUPIPD Planning & Zoning Commission/Mayor & City Council July 8, 2002 Page 14 RECOMMENDATION Staff supports the request to annex this parcel, particularly as a large infill parcel with sewer and water services readily accessible to the property. We support the concept of situating commercial uses adjacent to Fairview Avenue and residential uses adjacent to the existing residential uses in the north half of the parcel. However, the proposed C-G zone immediately south of the existing R-8 development lends itself to more of a transitional use between general commercial and single-family uses unless extensive buffering is provided. Staff recommends a lower-intensitv zone of Neighborhood Commercial (C-N) unless specific uses allowed in the C-G zone are prohibited adiacent to single-familv residential (e.g.. auto repair. service stations. hotels. motels. truck stops. heavy equipment sales and auto sales. shopping centers. etc,) and additional buffering is provided, All future development must be submitted as a Planned Development per Ord. 11-4-7, which requires a PD for any lot containing more than one principal building. This shall become a condition of the Development Agreement. Hours of Operation: No details of hours of operation for the commercial lots are provided. If annexation is approved, all future commercial uses immediately adjacent to existing residential uses should be limited to hours of operation which comply with the City's noise ordinance. Staff recommends that a preliminary plat be submitted and approved prior to approving the conditional use permit. Staff reserves the right for additional comment upon submittal of the preliminary plat application, Staff recommends that a revised site plan incorporating all required changes be submitted prior to action being taken on the conditional use permit. COMPREHENSIVE PLAN ANALYSIS The 1993 Comprehensive Plan contains a variety of goals and policies relevant to this application. The following sections most directly apply to the proposed project and are repeated here for the Council and Commission's consideration during the hearing process, Goal 3 is "to encourage the kind of economic growth and development which supplies employment and economic self-sufficiency for existing and future residents, reduces the present reliance on Boise and strengthens the City's ability to finance and implement public improvements, services, and its open space character." Goal 4 is "to provide housing opportunities for all economic groups within the community." Goal 8 is "to establish compatible and efficient use of land through the use of innovative and functional site design," Economic Develo1,Jment AZ-02.0tl, CUP-02-014 Fairview Lakes AZ.CUPIPD Planning & Zoning CommissionlMayor & City Council July S, 2002 Page 15 I, I The City of Meridian shall make every effort to create a positive atmosphere that encourages" . commercial enterprises to locate in Meridian, 1.3 The character, site improvements and type of new commercial or industrial developments should be harmonized with the natural environment and respect the unique needs and features of each area. Land Use l.4U Encourage new development that reinforces the City's present development pattern of higher density development within the Old Town area and lower density development in outlying areas. I.SU Promote the development of high-quality and environmentally compatible residential areas that contain the necessary parks, schools and commercial facilities to maintain and form identifiable neighborhoods. 2.1 U Support a variety of residential categories (urban, rural, single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. 2.3U Protect and maintain residential neighborhood property values, improve each neighborhood's physical condition and enhance its quality of life for residents. 4,SU Encourage commercial uses, offices and medical-care uses to locate in the Old Town district, business parks, shopping centers and near high-intensity activity areas, such as freeway interchanges. Transportation I.4U Monitor and coordinate the compatibility of the land use and transportation system. 1,20U Encourage proper design of residential neighborhoods to ensure their safety and tranquility, Doen Space, Parks and Recreation 2.5U New subdivision development.. ,will be considered as opportunities to. ..encourage the development of recreational open spaces and parks as part of new planned developments. 3.1 To establish a network of open space corridors that are either improved (landscaped), semi-improved (landscaped pathway only), or unimproved (left natural), which have the potential to: a) Playa major role in conserving area scenic and natural values, especially waterways, drainageways, and natural habitat; b) Link residential neighborhoods, park areas and recreation facilities. 3.4U Through subdivision review, annexation, and zoning, emphasize the establishment of connecting trails and open space networks, AZ-02.011, CUP-02-014 Fairview Lakes AZ.CUPIPD Planning & Zoning Commission/Mayor & City Council July 8, 2002 Page 16 Housing 1.1 The City of Meridian intends to provide for a wide diversity of housing types,..in a variety oflocations suitable for residential development. 1.4 The development of housing for all income groups close to employment and shopping centers shall be encouraged. 1.6 Housing proposals shall be phased with transportation, open space and public service and facility plans, which will maximize benefits to the residents, minimize conflicts and provide a tie-in between new residential areas and service needs. 1.12 Land development regulations should be revised to encourage the infilling of existing vacant parcels within the city limits, 1.13U Infilling of random vacant lots in substantially developed, single-family areas should be considered at densities similar to surrounding development. Increased densities on random vacant lots should be considered if: a) The cost of such a parcel of land precludes development at surrounding densities; or b) Development of uses other than single- family structures are compatible with surrounding development. 1,19 High-density development, where possible, should be located near open space corridors or other permanent major open space and park facilities, and near major access thoroughfares. Community Design 5.2 Ensure that all new development enhances rather than detracts from the visual quality of its surroundings, especially in areas of prominent visibility. 6.5U Establish land-use designations that reflect the character of existing neighborhoods. 6.11 U Promote well-planned and well-designated affordable housing in all Meridian neighborhoods. AZ-02-011, CUP.02.014 Fo.irview Lakes AZ.CUPIPD ~cftHOPKINS FINANCIAL SERVICES, Inc Boise, 10 83709 PROPOSED DEVELOPMENT NEAR YOUR HOME RBCE~D J U l t 1 2002 208-HOp.KINS (467.5467) 800-597-7154 FAX 208-323-0667 www.hopkinsfs.com 111 Auto Drive, Suite 105 Hopkins Financial Services (HFS) would like to inform you of the potential develop~rIl OF MERIDIA.'i of 23.5-Acres of property near your home, HFS has entered an agreement with Mr. William Curtis to purchase his land located at 826 Fairview Ave. HFS would like to inform you of our intent with the property. We have attached a potential site plan illustrating how the development will layout. I listed some facts below about how the property will affect your neighborhood. HFS is submitting this plan to the City of Meridian for preliminary approval in April 2002. We would like to hear any of your preliminary feedback before submitting our plan to the City, so that we can incorporate changes and/or address concerns with you. Feel free to contact me, Steve Vaught at 467- 5467 Ext.#224 or Randy Hopkins at 467-5467 Ext#229, Project Facts Affectinl!: Your Neie:hborhood: I) The development will consist of 196-Apartments located on 9-Acres. Note: we have includedlarge1Q:!t landscape buffers between the development and your property. The landscape buffers include fsmcing. berms, trees, shrubbery, etc... 2) There are 148,000 square feet of commercial retail and office buildings proposed for the rem~ining 14.5-Acres. The intention ofHFS is to have a bank, two national restaurants (either family dining and/or fast-food), a potential National Credit Tenant (such as Barnes & Noble, Office Depot, Pet Smart, etc...), and the l remaining development with various office/retail tenants. !;; 3) A traffic light is proposed at the entrance of our development for easy ingress and '" egress. This will )]'Iinirni7e any traffic congestion in the area. ~ We have proposed to the Ada County Highway District that Clarene Street and 7f~ Teare have emergency vehicle access through our development. This should eliminate any of the shopping and apartment traffic through your local . --- \ neighborhood streets, However, HFS would like your input to see if you would like vehicle access through our development (our guess is that you do not to \ ~ minimize traffic flow). Z 5) We are proposing to start site-improvements in the late Summer and Fall of 2002. '.,. HFS anticipates construction of the apartments in the Winter of2002 or Spring of ~ Il>l 2003. We believe that the commercial retail/office construction will begin in the ~ Spring of2003 and will take 3-years or longer to complete. ~ . I "The Common Sense Lender" April 17, 2002 Homeowners: *4) We look forward to hearing your comment. Please contact us at 467-5467. Respectfully, Steve Vaught Randy Hopkins Loan Officer/Realtor President {tl tI. f j r-- / S -02. of- 721 ;2: WQt;tcI /-10 ( G-j!\.e . Cv.tYe;or-€. <;[. 7d f.;Jftv New ((J,mI'Ce)i..1 (lIIqAl ~ql./ 7'I/Q7 /5 i.;;ik1/~IO:;7 t1re Sq,/IAJo/ / \;:.l, ~ ~ , '" "( " '" ~ ..... ... .... ~ ... Il' ~ "'- " 'U ~ It V; ~ ~ ~ ~ ""t:: lcDD '~I ...!~ [ 0HY!l 'NYIcIIl1iIn artBI.V 1IaA'4t:l S3>lV1 MEIJ\l::IIV.:I ]Dfl~~I". (/) U~ ~ w Si i ~~~ I 21U~ g ~ ~ ~ 1- I :J ~. E ,~ < ~04 ~ Ii ~~ Hh II ~ ~ :1 ~.- .~ f;IIIU~ II raid > a.;g ~~ -'" a: ~I ~~ -:i n ~ !;;~ I ~ ill ! <:::t::t:: <C.. LL..lll i \.~ i i - '" ~\':s i b '->"S i , , -+ i I 1 I I i i i i i i ."1 i i i i i II II ,I I' .1 I' ,I " ,I }, i! 'I I. ii 'I ~ " I J ~ PUBLIC HEARING SIGN-UP SHEET DATE 11-Jul-02 PROJECT NUMBER CUP 02-014 PROJECT NAME Fairview Lakes NAME -.JE:\? l - ~ 'k \0 v-c..... k.vo.... 'vv'-...o'l'-A- 00#,0 F. .BevAlo.vd FOR AGAINST x