HomeMy WebLinkAboutFairview Lakes CUP 02-014
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST CONDITIONAL USE
PERMIT FOR 192-UNIT
APARTMENT COMPLEX IN AN-R-
40 ZONE AND COMMERCIAL
BUILDING SITE IN A C-N, C-G
ZONE
HOPKINS FINANCIAL SERVICES,
Applicant
Case No. CUP - 02-014
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) RECOMMENDATION TO CITY
) COUNCIL
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RECEIVED
SEP 1 2 20fJ2
Gjty Of Meridian
CIty Clerk Office
1. The property is located on the north side ofFairview Avenue, 1/3 mile west of Locust
Grove, Meridian.
2. The owner of record of the subject property is William Curtis, 2630 E. Franklin Rd.,
Meridian.
3. Applicant is Hopkins Financial Services, Inc, III Auto Dr. Ste. 105, Boise.
4. The subject property is currently zoned R-T. The zoning district ofR-T is defined within
the City of Meridian Zoning and Development Ordinance, Section 11-7-2.
5. The Applicant requests the Conditional Use Permit for development of the lot as follows:
Construction of a 192-unit apartment complex in the northern portion zoned R-40 and a
Commercial Building Site for Multiple Commercial Buildings in the southern portion
zoned CoN and C-G. The R-40, C-N and CoG zoning designations within the City of
Meridian Zoning and Development Ordinance require a Conditional Use Permit be
obtained for most uses including those requested by the Applicant. (Meridian City
Zoning and Development Ordinance, Section 11-8-1).
6. The Meridian Planning and Zoning Commission recognizes that the proposed application
is in compliance with the Meridian Comprehensive Plan.
7. The use proposed which is the subject of this wil~ in fact, constitute a conditional use as
determined by City policy.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR 192-
UNlT APARTMENT BUILDlNG IN R-40 ZONE AND COMMERCIAL BUILDlNG SITE IN C-N, CoG ZONE-
HOPKINS FlNANCIAL SERVICES - Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the requested Conditional Use Permit as requested by
the Applicant for the property described in the application, subject to the following:
A. The Planning and Zoning Commission advises:
1.1. The Applicant shall be required to provide a 30' landscape buffer on the east side
of the apartment complex.
1.2. Traffic bollards shall be erected on the south end of Teare Street where that road
borders the project. (Meridian Fire Department shall have decision as to whether bollards are
permanent or breakaway).
1.3. The Applicant shall address buffering to the south end of the Smith property on
Teare Street at such time as that street is extended into the project.
1.4. The Applicant shall provide a miscellaneous application for the approval of a
private street. Further, the north-south street (as yet unnamed) running through the project shall
not be a public street until such time as the street is recorded in the final plat.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
Site Specific Requirements:
1. 5. 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 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.
1.6. 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.
1.7. All development shall comply with the Americans with Disabilities Act and the
Fair Housing Act.
1.8. Construction vehicles shall enter only from Fairview access during construction
of the apartment complex.
1.9. 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.
1.10. Action shall betaken 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR 192-
UNlT APARTMENT BUILDING IN R-40 ZONE AND COMMERCIAL BUILDING SITE IN C-N, C-G ZONE-
HOPKINS FlNANCIAL SERVICES - Page 2
1.11. 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 and ditches and provide letters
from appropriate irrigation districts ten (10) days prior to City Council public hearing.
1.12. 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 of five (5) feet from the top of bank and no on the down-slope.
1.13. 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.
1.14. Mitigation is required for any existing trees that are proposed to be removed.
1.15. All pedestrian walkways within the development shall be a minimum offive (5)
feet wide.
1.16. Coordinate pathway improvements and timing with Parks & Recreation Director.
Pathway is to be provided to and through property, from the southeast corner to northwest corner
of the 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.
1.17. 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.
1.18. 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.
1. 19. Developer shall provide a fence on the north, east, and west borders of the
apartment complex site. The fence shall be cedar, six feet in height, with metal posts.
1.20. The developer has agreed to and will be required to do the following:
a. The landscape buffer that runs along the eastern side of the entrance road
from Fairview Avenue should be a minimum or 20' in width. This will allow the
10' wide hard surface path to meander within the buffer.
b. 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.
c. Applicant shall be required to provide a five foot buffer between the nine
parking spaces to the south of Building A and the foot path.
General Requirements:
1.21. Tile any existing irrigation/drainage ditches crossing the property to be included
in this project per City Ordinance (excluding Jackson Drain and possibly Settler's 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.
1.22. Provide off-street parking in accordance with City of Meridian Zoning and
Development Ordinance.
1.23. 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR 192-
UNlT APARTMENT BUILDING IN R-40 ZONE AND COMMERCIAL BUILDING SITE IN CoN, CoG ZONE-
HOPKINS FlNANCIAL SERVICES - Page 3
1.24. 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. Storm water treatment
and disposal must be designed in accordance with Department of Environmental Quality 1997
publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties
and City of Meridian standards and policies. Off-site disposal into surface 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.
1.25. Design and place outside lighting so as not to direct illumination on any nearby
residential areas and in accordance with City Ordinance Section 11-13-4C and 12-5-2M.
1.26. 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.
1.27. Provide five foot wide sidewalks in accordance with City Ordinance (Ord. 12-5-
2.K).
1.28. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
1.29. Assessment fees for water and sewer service shall be determined during the
building plan review process.
1.30. All construction shall conform to the requirements of the Americans with
Disabilities Act (ADA).
C. Adopt the Recommendations of the ACHD as follows:
1.31. Dedicate 60 feet of right-of -way from the centerline ofFairview Avenue abutting
the parcel by means ofa warranty deed. The right-ofway 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).
1.32. 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.
1.33. Construct and install the signal and any related roadway improvements that are
necessary for the proposed signal at the intersection ofFairview Avenue and the
commercial/industrial roadway that extends north into the site.
1.34. Construct a commerciaVindustrial roadway that intersects with Fairview Avenue
310 feet east of the west property line, as proposed.
1.35. 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR 192-
UNlT APARTMENT BUILDING IN R-40 ZONE AND COMMERCIAL BUILDING SITE IN CoN, C-G ZONE-
HOPKINS FlNANCIAL SERVICES - Page 4
commercial/industrial roadway that connects to Teare Avenue shall taper appropriately to
accommodate for drainage.
1.36. Construct a 30 foot wide driveway to intersect Fairview Avenue approximately
240 feet west of the east property line, as proposed.
1.37. Construct a 30 foot wide driveway to intersect the commercial/industrial roadway
a minimum of 50 feet north ofFairview Avenue, as proposed.
1.38. Construct two 25 foot wide driveways to intersect the commerciaVindustrial
roadway approximately 195 feet north ofFairview Avenue, as proposed. These driveways shall
align with one another.
1.39. Construct a 22 foot wide driveway to intersect the commercial/industrial roadway
approximately 345 feet north ofFairview Avenue, as proposed.
1.40. Construct a 22 foot driveway to intersect the commercial/industrial roadway that
extends north from Fairview Avenue approximately 580 feet north ofFairview Avenue, as
proposed.
1.41. 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.
1.42. 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.
1.43. 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.
1.44. 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.
1.45. Extend Teare Avenue asa 40 foot street section with curb, gutter and 5 foot
concrete sidewalk within 54 feet of right-of-way, as proposed.
1.46. Terminate Clarene Street at its current location and construct bollards for
emergency access only, as proposed.
1.47 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.
1.48. Comply with all Standard Conditions of Approval.
D. Adopt the recommendations of the Meridian Fire Department as follows:
1.49. That a fire flow consistent with Appendix ill-A of the Uniform Fire Code be
provided to service the entire project. Please show all proximity hydrants within 500' of the
project on the resubmitted plat.
1.50. All entrances and internal roads shall have corners with a minimum ofa 28'
inside radius and 48'.outside radius.
1.51. The proposed buildings and uses shall comply with the 1997 Uniform Fire Code.
1. 52. Acceptance of the water supply for fire protection is contingent upon acceptance
of the water system by the City of Meridian for water quality.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR 192-
UNlT APARTMENT BUILDING IN R-40 ZONE AND COMMERCIAL BUILDING SITE IN CoN, CoG ZONE-
HOPKINS FINANCIAL SERVICES -Page 5
1.53. Final approval of the fire hydrant locations shall be by the Meridian Fire
Department.
1.54. The roadways shall be built to Ada County Highway Standards and shall have a
clear driving surface, which is 20' wide. Any building more than 30' in height shall have a 26'
wide access road to provide for aerial truck operations.
1.55. Provide an approved turnaround for any street which exceeds 150' in length as a
result of the phasing ofthe project.
1.56. The proposed 192-unit subdivision will have an unknown transient population and
will have an unknown impact on Meridian Fire Department requests for service. According to a
report completed by Fire & Emergency Services Consulting Group in February of2000 our
requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010,
which is up from 2069 responses in the year 2000.
1.57. All building uses and occupancies will have to meet the separation requirements
ofthe Uniform Building Code.
E. Adopt the recommendations of the Nampa & Meridian Irrigation District as follows:
1.58. 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.
F. Adopt the recommendations of Meridian Parks and Recreation as follows:
1.59. The landscape buffer that runs along the eastern side of the entrance road from
Fairview Avenue should be a minimum or 20' in width. This will allow the 10' wide hard
surface path to meander within the buffer.
1.60. 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR 192-
UNIT APARTMENT BUILDING IN R-40 ZONE AND COMMERCIAL BUILDING SITE IN CoN, C-G ZONE-
HOPKINS FlNANCIAL SERVICES - Page 6