HomeMy WebLinkAboutTramore CUP 01-036 8-19-02BEFORE THE CITY COUNCIL OF THE CITY OF MERH)IAN
C/C 12-18-O1
Revised 08/19/02
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR A PLANNED
DEVELOPMENT OF A SENIOR
COMMUNITY IN AN L-O ZONE
FOR TRAMORE SUBDIVISION,
LOCATED SOUTH OF W. PINE
AVE. EAST OF N. CINDER ROAD,
MERIDIAN, IDAHO
Case 1Vo. CUP-Ol-036
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
DECISION AND ORDER
GRANTING CONDITIONAL USE
PERMIT
THOMAS DEVELOPMENT CO.,
APPLICANT
The above entitled conditional use permit application having come before the
City Council on December 18, 2001, at the hour of 6:30 p.m., at Meridian City Hall, 33 East
Idaho Street, Meridian, Idaho, and Shari Stiles, Planning and Zoning Administrator, appeared
and testified, and appearing on behalf of the Applicant was JoAnn Butler; and the City Council
having duly considered the evidence and the record in this matter and the Recommendations to
City Council issued by the Planning and Zoning Commission who conducted a public hearing
and the Council having heard and taken oral and written testimony, and having duly considered
the matter, the City Council hereby makes the following Findings of Fact, Conclusions of Law
and Decision and Order to-wit:
FINDINGS OF FACT
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-of-og6)
1. A notice of a public hearing on The conditional use permit was published for two
(2) consecutive weeks prior to the said public hearing scheduled for December 18, 2001, before
the City Council, the first publication appearing and written notice having been mailed to
property owners or purchasers of record within three hundred feet (300') of the external
boundaries of the property under consideration more than fifteen (15) days prior to said hearing
and with the notice of public hearing having been posted upon the property under consideration
more than one week before said hearing and the copies of all notices were made available to
newspaper, radio and television stations as public service announcements; and the matter having
been duly considered by the City Council at the December 18, 2001, public hearing; and the
applicant, affected property owners, and government subdivisions providing services within the
planning jurisdiction of the City of Meridian, having been given full opportunity to express
comments and submit evidence.
2. There has been compliance with all notice and hearing requirements set forth in
Idaho Code §67-6509, 6512, and Meridian City Code §§ 11-15-5 and 11-1.7-5 as evidenced by
the Affidavit of Mailing, and the Affidavit of Publication and Proof of Posting filed with the staff
report.
3. This proposed development request is in an L-O zone and by reason of the
provisions of the Meridian City Code § 11-17-4, a public hearing was required before the City
Council on this application.
4. The property is located south of W. Pine Ave. east of N. Linder Road, Meridian,
Idaho.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-o>I-og6) a
5. The owner of record of the subject property is Sunny Ridge Associates General
Partnership, Boise, Idaho.
6. Applicant is Thomas Development Co., Boise, Idaho.
7. The subject property is currently zoned L-O. The zoning district of L-O is
defined within the City of Meridian Zoning and Development Ordinance, Section 11-7-2.
8. The proposed application requests a conditional use permit for a planned
development for a senior community. The L-O zoning designation within the City of Meridian
Zoning and Development Ordinance requires a conditional use permit be obtained for most uses
including those requested by the Applicant. (Meridian City Zoning and Development
Ordinance, Section 11-8-1).
9. The Meridian City Council recognizes that the proposed application is
in compliance with the Meridian Comprehensive Plan.
10. The use proposed within the subject application will in fact, constitute a
conditional use as determined by City Ordinance.
11. The Meridian City Council takes judicial notice of its Zoning,
Subdivision and Development Ordinances codified at Titles 11 and 12, Meridian City Code and
all current zoning maps thereof and the Comprehensive Plan of the City of Meridian, and Maps
and the Ordinance establishing the Impact Area Boundary.
12. Giving due consideration to the comment received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction public facilities and
services required by the proposed development will not impose expense upon the public if the
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-o1-og6) 3
following conditions of development are imposed and the following is also found to be required
to mitigate the effects of the proposed use and development upon services delivered by political
subdivisions providing services to the subject real property within the planning jurisdiction of
the City of Meridian subject to the following:
Adopt the Recommendations of the Planning and Zoning and Engineering Staff as
follows:
12.1 Off-street parking shall be provided in accordance with the City of Meridian
Zoning and Development Ordinance and/or as detailed in site-specific
requirements.
12.2 Paving and striping shall be in accordance with the standards set forth in the City
of Meridian Zoning and Development Ordinance and in accordance with
Americans with Disabilities Act (ADA) requirements.
12.3 A drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer for all off-street parking
areas. All site drainage shall be contained and disposed of on-site.
12.4 Outside lighting shall be designed and placed so as not to direct illumination on
any nearby residential areas or the traveling public in accordance with City
Ordinance.
12.5 All signage shall be in accordance with the standards set forth in Ordinance 11-14
or as specifically approved. No temporary signage, flags, banners or flashing
signs shall be permitted.
12.6 Provide five-foot wide pedestrian walkways in accordance with City Ordinance.
12.7 Screen trash areas on at least three (3) sides. Coordinate screened trash enclosure
locations and construction requirements with Sanitary Service Company and
provide a letter of approval from their office prior to applying for building
permits.
12.8 Per Ordinance 11-17-4.B., a conditional use permit, when granted, shall be valid
for a maximum period of eighteen (18) months unless otherwise approved by the
City Council. During this time, the permit holder must acquire building permits
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-o1-og6) 4
and commence the construction of permanent footings or structures. Time
extensions are allowed per the ordinance.
12.9 Handicap parking, associated signage and building construction shall meet the
requirements of the Americans with Disabilities Act (ADA) and the Fair Housing
Act (FHA). By the architect or engineer's stamp on plans, they must certify that
all construction meets ADA and FHA Standards. It appears at least one (1)
additional handicap parking stall is required to meet ADA/FHA minimum
standards.
12.10 Ordinance 11-13-S.B. requires a minimum of two (2) parking stalls per dwelling
unit for multi-family residential uses. This would require a minimum of 144 on-
site parking stalls; only 111 stalls are provided (33 stall deficit). Approximately
1.5 stalls per unit are provided. Senior apartment complex units are not
specifically addressed in the ordinance and maybe considered a less intensive use
than standard multi-family units. Tramore is proposed to have 52 one bedroom
units and 20 two bedroom units. As such, there is justification to allow a
reduction under this CUP process.
12.11 As a condition of the CUP, a minimum 5-foot wide pathway shall be constructed
along the southern boundary of the subject lot, extending from the eastern
property line to merge with the required sidewalk along the east boundary of the
entry drive. The pathway shall provide an extension of the pathway already
constructed approximately 580 feet east in the Tremont Place Subdivision. The
pathway shall be constructed either within the Nine Mile Drain easement or
outside but shall be in general alignment with the Tremont pathway.
12.12 No sidewalk is currently shown adjacent to the main entry drive along the west
side of the parking lot. The Site Plan shall be revised to reflect the
Preliminary/Final Plat requirement for either an attached or detached 5-foot wide
sidewalk along the east boundary of Lot 2's flag portion.
12.13 A future 25-foot wide vehicular access point shall be preserved at the southeast
corner of the apartment complex lot for a possible private connection to Idaho
Avenue in the future (see attached conceptual drawing). Until such time as Idaho
is actually extended, there shall be no need for the Applicant to actually construct
a driveway to the eastern boundary. However, should the Idaho Avenue
connection be possible in the future, then a condition of the CUP for Lot 1, Block
1 shall be that a vehicular connection shall be made and the parking lot re-
designed to accommodate a new driveway from the southeast corner of the lot to
the east property line.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-o1-o36) 5
12.14 The Site Plan proposes a 20-foot wide street section access point within the 50-
foot wide cross access easement (hatched). Ordinance 11-13-4.F. requires a
minimum 25-foot wide driveway width. Revise Site Plan to comply.
12.15 The elevations, color and construction materials for the two, 6-bay storage units
in the parking lot shall compliment the design and materials of the apartment
building.
12.16 Assessments for sewer and water service are determined during the building
permit application process.
12.17 Four modifications to the Preliminary/Final Plat Landscape. Plan (Sheet LD.1,
dated 7/12/01) are required per Condition #1 under "Preliminary/Final Plat B Site
Specific." In addition to those changes for the plat landscaping, the following
modifications shall be made to the CUP Site Plan:
a. Ordinance 12-12-8.3.C requires an internal planter island every twelve
(12) parking stalls. The proposed Site Plan has several groupings of
parking stalls that exceed this maximum number of contiguous stalls. The
Site Plan (Sheet 1 of 1, Preliminary Plat) and Landscape Plan shall be
revised to comply with this ordinance.
Adopt the ACRD Recommendations as follows:
12.18 The applicant shall be required to construct a 7-foot wide attached concrete
sidewalk on Pine Avenue located 2-feet within the new right-of--way. Coordinate
the location and elevation of the sidewalk with District staff. If the sidewalk
meanders outside of the right-of--way, provide an easement for the sidewalk.
12.19 Pave the driveway to its full-required width of 24 to 30-feet and to a point 30-feet
beyond the edge of pavement of Pine Avenue with 15-foot radii pavement tapers
abutting the existing roadway edge.
12.20 If during construction any of the improvements are damaged the applicant is
required to replace any damaged curb, gutter, and/or sidewalk on Pine Avenue to
match existing improvements. Segments to be replaced shall be determined by
ACHD Construction Services staff.
12.21 UtiliTy street cuts in pavement less than five years old are not allowed unless
approved in writing by the District.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRAN'T'ING
CONDITIONAL USE PERMIT (CUP-o><-036) 6
12.22 Meet District drainage requirements per section 8000 of the ACHD Development
Policy Manual.
12.23 If utility relocation is necessary to construct improvements required with this
development, then all utility relocation costs associated with improving street
frontages abutting the site shall be borne by the developer.
12.24 Any existing irrigation facilities shall be relocated outside of the right-of--way.
12.25 Other than the access point specifically approved with this application, direct lot
or parcel access to Pine Avenue is prohibited. Lot access restrictions, as required
with this application, shall be stated on the final plat.
12.26 All recommendations which apply to the Preliminary and Final Plat also apply to
the Conditional Use Permit.
Adopt the Recommendations of the Nampa & Meridian Irrigation District as follows:
12.27 The District does not allow trees planted within the District's easement that
courses along the south boundary of the above-mentioned proposed subdivision.
12.28 All laterals and waste ways shall be protected and all municipal surface drainage
shall be retained on site. If any drainage leaves the site, the District shall review
the drainage plans. The developer shall comply with Idaho Code 31-3805; it is
recommended that irrigation water be made available to all developments within
the Nampa & Meridian Irrigation District.
Adopt the Recommendations of the Sanitary Service as follows:
12.29 The enclosure locations do not permit direct drive-on ability, and this shall
require small containers, 2 each, to be serviced three times per week. Sanitary
Services does note that large containers would reduce costs and provide more
capacity and less service frequency.
Adopt the Recommendations of the Meridian Police Department as follows:
12.30 Any future development, especially of a higher densiTy type, will have further
impact on traffic study issues given there are no improvements slated before
2005, according to the developer's traffic study.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRAN'T'ING
CONDITIONAL USE PERMIT (CUP-of-og6) 7
Adopt the Recommendations of the Central District Health Department as follows:
12.31 Submit written approval from the appropriate entities, and submittal of
plans for approval by the Idaho Department of Health & Welfare, Division of
Environmental Quality, the Applicant shall be approved for central sewage and
central water.
12.32 Run-off shall not create a mosquito breeding problem.
12.33 It is recommended that storm water be pre-treated through a grassy Swale prior to
discharge to the subsurface to prevent impact to ground water and surface water
quality. The engineers and architects involved with the design of this project
shall obtain current best management practices for storm water disposal and
design a storm water management system that is preventing groundwater and
surface water degradation. Manuals that could be used for guidance are:
Stale of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Division of Environmental Quality, July 1997.
2. Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Additionally, from the staff comment after the City Council meeting held on December
18, 2001, pertaining to 12.10 on page 5 and 1.10 on page 14, and addressing the issues within
that particular staff comment, and the applicant shall comply as a requirement, and those two
sections shall be revised and shall now read as follows:
12.34 "Ordinance 11-13-5.B. requires a minimum of two (2) parking stalls per dwelling
unit for multi-family residential uses. The senior apartment complex use is, under
the CUP process, granted a reduction of this requirement to allow 1.5 stalls per
unit. The proposed 111 parking stalls are deemed sufficient to meet the needs of
the 52 one bedroom units and 20 two bedroom units, which are shown on the Site
Plan."
13. The proposed uses within the subject application will be harmonious
with and in accordance with the Meridian Comprehensive Plan and the City of
Meridian Zoning and Development Ordinance because:
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-o1-og6) 8
13.1 The subject property is designated on the "Generalized Land Use Map" as
"Existing Urban."
14. The uses proposed within the subject application subject to the
conditions herein ordered will be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance or intended character of the general vicinity and that
such uses will not change the intended essential character of the same area.
15. The uses proposed within the subject application will not be hazardous or
disturbing to existing or future neighboring uses.
16. The uses proposed within the subject application will be served adequately by
central public facilities and services such as highways, streets, police and fire protection,
drainage structures, refuse disposal, water, and sewer,
17. The uses proposed within the subject application will not involve uses, activities,
processes, materials, equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of traffic, noise,
smoke, fumes, glare or odors. There is a possibility of increased traffic from the future
development of Lot 2 (parcel "B"), which the Meridian Police Department recognizes.
18. The development will not result in the destruction, loss or damage of natural or
scenic feature of major importance relating to the property.
CONCLUSIONS OF LAW
The City of Meridian shall exercise the powers conferred upon it by the "Local
Land Use Planning Act of 1975" hereinafter referred to for convenience as the "Act" codified at
Chapter 65, Title 67, Idaho Code (LC.§67-6503).
2. The Meridian City Council may exercise all the powers required and authorized
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-of-o36) 9
under the "Act" except the power to adopt ordinances by the establishment of a Planning and
Zoning Commission by ordinance pursuant to Idaho Code Section 67-6504 which the City
Council of the City of Meridian has established by the passage of the "City of Meridian Zoning
and Development Ordinance" at Titles XI and XII, Chapter I, Meridian City Code.
3. As part of a zoning ordinance the City Council can, subject to hearing and notice
provision required, provide for the process of special and/or conditional use permits which a
proposed use is otherwise prohibited by the terms of the ordinance but allowed with conditions
under the specific provisions of the ordinance which the City of Meridian has done in the
adoption of its zoning ordinances.
4. The City Council has the duty and responsibility to review the facts and
circumstances of each application for special use permit to determine prior to granting the same
that the evidential showing supports the finding that the following standards are met and that the
proposed development: (Meridian City Code § 11-17-3)
A. That the site is large enough to accommodate the proposed use and all yards, open spaces,
parking, landscaping and other features as may be required by this Ordinance;
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
C. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general
vicinity and that such use will not adversely change the essential character of the same area;
D. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
E. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools, parks, police and fire protection, drainage structures,
refuse disposal, water, sewer; or that the person responsible for the establishment of the
proposed conditional use shall be able to provide adequately any such services;
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-ov.-og6) io
F. That the proposed use will not create excessive additional cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
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 the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
H. That the proposed use will have vehicular approaches to the property which shall be so
designated as not to create interference with traffic on surrounding public streets; and
I. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or
historic feature considered to be of major importance.
5. Prior to granting a conditional use permit in the Limited Office District (L-O), a
public hearing shall be conducted with notice to be published and provided to property owners or
purchasers of record within three hundred feet (300') of the external boundaries of the land
under consideration for the conditional use permit all in accordance with the provisions of
Meridian City Code § 11-17-5 City of Meridian Zoning and Development Ordinance, which
provides as follows:
"Prior to approving a Conditional Use Permit, the applicant and the Commission and
Council shall follow notice and hearing procedures provided in Chapter 15 of this Title.
Provided, however, that conditional use applications for land in Old Town and in
industrial and commercial districts shall only be required to have one public hearing
which shall be held before the Planning and Zoning Commission; and after the
recommendation of the Commission is made, the application shall go before the City
Council without a public hearing and the Council may approve, deny, or modify the
recommendation of the Commission."
6. Following the public hearing and within 45 days after the conclusion of the
public hearing the Commission shall, transmit its recommendations to the Meridian City Council
with supportive reasons. The Commission shall recommend that the application be approved,
approved with conditions or denied. The Commission shall ensure that any approval or approval
with conditions of an application shall be in accordance with Meridian Comprehensive Plan,
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMTT (CUP-of-og6) ii
City of Meridian Zoning and Development Ordinance, and Idaho State law. (Meridian City Code
§ 11-17-6)
When the City Council approves a conditional use permit it may impose
conditions of that approval that reasonably:
A. Minimize adverse impact on other development;
B. Control the sequence and timing of development;
C. Control the duration of development;
D. Assure that the development is maintained properly;
E. Designate the exact location and nature of the development;
F. Require the provision for on-site public facilities or services; and
G. Require more restrictive standards than those generally required, in this
Ordinance.
8. The City of Meridian has, by ordinance, established the Impact Area
and the Comprehensive Plan of the City of Meridian, which was adopted December
21, 1993, Ord. 629, January 4, 1994 and Maps.
DECISION AND ORDER
GRANTING CONDITIONAL USE PERMIT SUBJECT TO CONDITIONS
NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING FINDINGS OF
FACT AND CONCLUSIONS OF LAW, the City Council does hereby ORDER and this
does Order that:
1. That the above named applicant is granted a conditional use permit for a planned
development for a senior community in an L-O zone located south of W. Pine Ave. east of N.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-of-og6) 12
Linder Road, Meridian, Idaho, subject to the following conditions of use and development:
Adopt the Recommendations of the Planning and Zoning and Engineering Staff as
follows:
1.1 Off-street parking shall be provided in accordance with the City of Meridian
Zoning and Development Ordinance and/or as detailed in site-specific
requirements.
1.2 Paving and striping shall be in accordance with the standards set forth in the City
of Meridian Zoning and Development Ordinance and in accordance with.
Americans with Disabilities Act (ADA) requirements.
1.3 A drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer for all off-street parking
areas. All site drainage shall be contained and disposed of on-site.
1.4 Outside lighting shall be designed and placed so as not to direct illumination on
any nearby residential areas or the traveling public in accordance with City
Ordinance.
1.5 All signage shall be in accordance with the standards set forth in Ordinance 11-14
or as specifically approved. No temporary signage, flags, banners or flashing
signs shall be permitted.
1.6 Provide five-foot wide pedestrian walkways in accordance with City Ordinance.
1.7 Screen trash areas on at least three (3) sides. Coordinate screened trash enclosure
locations and construction requirements with Sanitary Service Company and
provide a letter of approval from their office prior to applying for building
permits.
1.8 Per Ordinance 11-17-4.B., a conditional use permit, when granted, shall be valid
for a maximum period of eighteen (18) months unless otherwise approved by the
City Council. During this time, the pezrnit holder must acquire building permits
and commence the construction of permanent footings or structures. Time
extensions are allowed per the ordinance.
1.9 Handicap parking, associated signage and building construction shall meet the
requirements of the Americans with Disabilities Act (ADA) and the-Fair Housing
Act (FHA). By the architect or engineer's stamp on plans, they must certify that
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-o><-036) 13
all construction meets ADA and FHA Standards. It appears at least one (1)
additional handicap parking stall is required to meet ADA/FHA minimum
standards.
1.10 Ordinance 11-13-S.B. requires a minimum of two (2) parking stalls per dwelling
unit for multi-family residential uses. This would require a minimum of 144 on-
site parking stalls; only 111 stalls are provided (33 stall deficit). Approximately
1.5 stalls per unit are provided. Senior apartment complex units are not
specifically addressed in the ordinance and may be considered a less intensive use
than standard multi-family units. Tramore is proposed to have 52 one bedroom
units and 20 two bedroom units. As such, there is justification to allow a
reduction under this CUP process.
1.11 As a condition of the CUP, a minimum 5-foot wide pathway shall be constructed
along the southern boundary of the subject lot, extending from the eastern
property line to merge with the required sidewalk along the east boundary of the
entry drive. The pathway shall provide an extension of the pathway already
constructed approximately 580 feet east in the Tremont Place Subdivision. The
pathway shall be constructed either within the Nine Mile Drain easement or
outside but shall be in general alignment with the Tremont pathway.
1.12 No sidewalk is currently shown adjacent to the main entry drive along the west
side of the parking lot. The Site Plan shall be revised to reflect the
Preliminary/Final Plat requirement for either an attached or detached 5-foot wide
sidewalk along the east boundary of Lot 2's flag portion.
1.13 A future 25-foot wide vehicular access point shall be preserved at the southeast
corner of the apartment complex lot for a possible private connection to Idaho
Avenue in the future (see attached conceptual drawing). Until such time as Idaho
is actually extended, there shall be no need for the Applicant to actually construct
a driveway to the eastern boundary. However, should the Idaho Avenue
connection be possible in the future, then a condition of the CUP for Lot 1, Block
1 shall be that a vehicular connection shall be made and the parking lot re-
designed to accommodate a new driveway from the southeast corner of the lot to
the east property line.
1.14 The Site Plan proposes a 20-foot wide street section access point within the 50-
foot wide cross access easement (hatched). Ordinance 11-13-4.F. requires a
minimum 25-foot wide driveway width. Revise Site Plan to comply.
1.15 The elevations, color and construction materials for the two, 6-bay storage units
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDTI'IONAL USE PERMIT (CUP-of-og6) i4
in the parking lot shall compliment the design and materials of the aparhnent
building.
1.16 Assessments for sewer and water service are determined during the building
permit application process.
1.17 Four modifications to the Preliminary/Final Plat Landscape Plan (Sheet LD.1,
dated 7/12/01) are required per Condition #1 under "Preliminary/Final Plat B Site
Specific." In addition to those changes for the plat landscaping, the following
modifications shall be made to the CUP Site Plan:
a. Ordinance 12-12-8.3.C requires an internal planter island every twelve
(12) parking stalls. The proposed Site Plan has several groupings of
parking stalls that exceed this maximum number of contiguous stalls. The
Site Plan (Sheet 1 of 1, Preliminary Plat) and Landscape Plan shall be
revised to comply with this ordinance.
Adopt the ACHD Recommendations as follows:
1.18 The applicant shall be required to construct a 7-foot wide attached concrete
sidewalk on Pine Avenue located 2-feet within the new right-of--way. Coordinate
the location and elevation of the sidewalk with District staff. If the sidewalk
meanders outside of the right-of--way, provide an easement for the sidewalk.
1.19 Pave the driveway to its full-required width of 24 to 30-feet and to a point 30-feet
beyond the edge of pavement of Pine Avenue with 15-foot radii pavement tapers
abutting the existing roadway edge.
1.20 If during construction any of the improvements are damaged the applicant is
required to replace any damaged curb, gutter, and/or sidewalk on Pine Avenue to
match existing improvements. Segments to be replaced shall be determined by
ACHD Construction Services staff.
1.21 Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District.
1.22 Meet District drainage requirements per section 8000 of the ACHD Development
Policy Manual.
1.23 If utility relocation is necessary to construct improvements required with this
development, then all utility relocation costs associated with improving street
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-of-og6) 15
frontages abutting the site shall be borne by the developer.
1.24 Any existing irrigation facilities shall be relocated outside of the right-of--way.
1.25 Other than the access point specifically approved with this application, direct lot
or parcel access to Pine Avenue is prohibited. Lot access restrictions, as required
with this application, shall be stated on the final plat.
1.26 All recommendations which apply to the Preliminary and Final Plat also apply to
the Conditional Use Permit.
Adopt the Recommendations of the Nampa & Meridian Irrigation District as follows:
1.27 The District does not allow trees planted within the District's easement that
courses along the south boundary of the above-mentioned proposed subdivision.
1.28 All laterals and waste ways shall be protected and all municipal surface drainage
shall be retained on site. If any drainage leaves the site, the District shall review
the drainage plans. The developer shall comply with Idaho Code 31-3805; it is
recommended that irrigation water be made available to all developments within
the Nampa & Meridian Irrigation District.
Adopt the Recommendations of the Sanitary Service as follows:
1.29 The enclosure locations do not permit direct drive-on ability, and this shall
require small containers, 2 each, to be serviced three times per week. Sanitary
Services does note that large containers would reduce costs and provide more
capacity and less service frequency.
Adopt the Recommendations of the Meridian Police Department as follows:
1.30 Any future development, especially of a higher density type, will have further
impact on traffic study issues given there are no improvements slated before
2005, according to the developer's traffic study.
Adopt the Recommendations of the Central District Health Department as follows:
1.31 Submit written approval from the appropriate entities, and submittal of
plans for approval by the Idaho Department of Health & Welfare, Division of
Environmental Quality, the Applicant shall be approved for central sewage and
central water.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-of-og6) i6
1.32 Run-off shall not create a mosquito breeding problem.
1.33 It is recommended that storm water be pre-treated through a grassy Swale prior to
discharge to the subsurface to prevent impact to ground water and surface water
quality. The engineers and architects involved with the design of this project
shall obtain current best management practices for storm water disposal and
design a storm water management system that is preventing groundwater and
surface water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Division of Environmental Quality, July 1997.
2. Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Additionally, from the staff comment after the City Council meeting held on December
18, 2001, pertaining to 12.10 on page 5 and 1.10 on page 14, and addressing the issues within
that particular staff comment, and the applicant shall comply as a requirement, and those two
sections shall be revised and shall now read as follows:
1.34 "Ordinance 11-13-S.B. requires a minimum of two (2) parking stalls per dwelling
unit for multi-family residential uses. The senior aparhnent complex use is, under
the CUP process, granted a reduction of this requirement to allow 1.5 stalls per
unit. The proposed 111 parking stalls are deemed sufficient to meet the needs of
the 52 one bedroom units and 20 two bedroom units, which are shown on the Site
Plan."
2. The conditions shall be reviewable by the Council pursuant to Meridian
City Code § 11-17-9.
3. The above conditions are concluded to be reasonable and the applicant shall meet
such requirements as a condition of approval of the application fora conditional use permit.
4. That the City Attorney draft an Order Granting Conditional Use Permit
in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-of-o36) 17
copy served by the Clerk upon the applicant, the Planning and Zoning Deparhnent, the Public
Works Department and any affected party requesting notice.
NOTICE OF FINAL ACTION
Please take notice that this is a final action of the governing body of the City of Meridian,
pursuant to Idaho Code § 67-6521 an affected person being a person who has an interest in real
property which may be adversely affected by the issuance or denial of the conditional use permit
approval may within twenty-eight (28) days after the date of this decision and order seek a
judicial review as provided by Chapter 52, Title 67, Idaho Code.
By action of the City Council at its regular meeting held on the 15~~ day of
cl~ ~~ , 2002.
ROLL CALL:
COUNCILMAN BIRD
COUNCILWOMAN deWEERD
COUNCILWOMAN McCANDLESS
COUNCILMAN NARY
VOTED~~
VOTED__ (~-
VOTED~~
VOTED~~
MAYOR ROBERT D. CORRIE (TIE BREAKER) VOTED
DATED: f -/~~-D?j
MOTION:
APPROVED: DISAPPROVED:
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-of-og6)
18
Copy served upon Applicant, Planning and Zoning Department, Public Works
Department and the City Attorney. t,,,uunin~tr
By
City Clerk
G~ ~O~o~,gr '4,1, ~•;
~~ FO
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;9o,9G~C1~T 1sS •1~oP.20~
Z:\WOrk\M\Meridian\Meridian 15360M1Tramore Sub PFP01-006 CUP01-036\FfCIsCUP01-036usethisone011102.doc ,.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP-of-og6)
O-.~ O
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MEMQRAnTDU142;: .
Dctober 31, 20p1 .
To: Mayor, City Council and Plannin
g & Zoning Commission
From: Brad Aawkins-CIarY~ Planner r$l~~ ~~ ~~~
Bruce Freckleton, Senior Engineering Tech ;~{' _
~` „ NOY 0 1 201.
R.e: Tramore Subdivision & Senior Community Cit3, Of141eridiaa
! Request for Conditional Llse Permit fora 72_ City Clerk Otfl~
Complex on 4.3.0, acres is an L-0 Zane by Thomas DeeIo tory APartrnent
CUP-01-03k). pment Co. (File
! Request for Preliminary/Final Plat of.2 Building Lots on I Q. QQ acres in a L-Q
Zoae by Thomas Development CQ. (File PFP-Ql-006,1..
Q4'e have revieveed this submittal and offer the foIIo~ing comments, as conditions of the
applicant. These conditions shall.be considered in full, unless eapressly modified or deleted.
by motion of the Meridian Ciiy Couacrl:
APPLICATIONS SiJMM,gRy
he applicant,
`. , , ` ThomasDevelopLnent f'ompanv r,~,~ n,,.•+, ~ ~,.-. .
"~ n'" ~ , ~, ~'~ usai Mac approval of a 10.acre parcel of 1-4 ~ "`'nditiurkil iJse Permit (CUP)
The applicant's PrelimuLary/Final Plat re and,. located on West Pine Avenue.
into two (2) building Lots, including one flag o~The ots ~ split the existing 10-acre parcel
and its assoaated 100-foot wide easement. The plat is technically a rteesdubdyiv~isi n of porfion~s of -
two existing Iota is the West Lawn Subdivision. The CUF proposes to construct one (1), three-
story, ?2-unit senior apartment complex oa the aorth'lot with pine Avenue frontage. No use is
proposed at this time for the.lot south of the Nine'.M17e Drain. The subject property is cuLrentiy
ne7ghborhood mee ng with surround o re=done is proposed. The Applicant voluntarily held a
study on the im act of ~ P per' °wners earlier this. year and conducted a tic
P the development. While Staff is recommending approve! of both
aPPhcatrons, we are recommending the Commission delay a final decision until the Applicant
resolves the driveway location with ACID (see Recommendations below).
NOTE. There were two .
senior ~~ fie. Mailed plans submitted to the meetin
~'tnierrts loi One 'was Labeled "Tremors Apcents Situ;an ° g p~'~~ for the -
the pther~'ate1~713={11; Thy C'~omments beknv ~d ~`ed7-1I-00 and
the 1-11-0D pdrnx address the 7-13-t71 p1ur~ Please disregard
L[iCATI®N
The subject Parcel of Iaad is located on .the south side of W: pine Avenue, approximately 950
feet east ofLinder Road. The property is east of and adjacent to the Banbridge Rehabilitation and
cue-0I.mc.rer-al-uoe
~~ha ~16~ !o~ !! 1 ~~r ~ T~s~d,~
_..~ .~ ..........5 ..,,~,.u.~ao~u.vrvanycar a ~.uy ~.ouncii.
October 31, ?001
Page 2
Living Center and is bisected by the Nine Mile Creek The property is designated as "Existing
Urban" in the Comprehensive Plan.
SURROUNDING PROPERTLES
North: Six (6) single family residential homes in the Navarro Place Subdivision, zoned R11.
South: Union Pacific Railroad immediately soutfi and a 24-acre vacant parcel south of the
railroad, zoned RUT. •• '
East: A 7.5-acre, vacant parcel, owned by Fiscal Funding, Inc. (a SanFrancisco, CA firm),
zoned L-0..
West; $unbridge Rehab.Living Center, zoned L-0.
CIIRI2ENT OWNERS OF RECORD
Western Sky Development,. ]uc:, represented by Stephen R.Lile, is the current property owner of
proposed Lot 2, and Sunnyridge Associates, represented by Robert R Angell, is the properly.
owner of proposed Lot I. Both owners have submitted consent for the subject applications.
PRELIl1dIl+TARY PLAT FINDINGS AND RE IIIltEP~IENTS
Sections I2-3-3 J.2. and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commissioa/Council shall consider the objectives of this title and at least, the
foilowing ;
a. The conformance of the subdivisicn with the Comprehensive Development Plan;
Staff. fords the •proposed Preliminarp/Fina1 PIat to be in conformance with the
Comnrph~ns;-,~, nL~r„
b. The availability of public services to accommodate the proposed development;
Staff finds tbat public services are .readily available'to the lots within the proposed
subdivision; provided changes as may be required by, the Public Works and Building
Departments are made.
~ The continuity o~'~ the proposed development with the ,capital improvement
program;
Staff' finds that the subdivision is in accordance with the current capital improvement
program, .
d• The public fenancial capability of supportin'g' services for the proposed
_ _._.- ___-- deveio~mentj---
Staff Ends that the development vnll not require public expenditures for supporting
services in excess of acceptable, standard levels:
QR-01-09b, PFP-al.u~5 ~ ..
. ~ , 7looucSOhd(vLh
~~ Page 3 • _.,,..
e. The other health, safely or environmental ,problems that may be.bronght to the
Commission's attention.
Staff finds that there are. no# any. other, ,health; ;safety or. environmental., problems
associated with this subdivision that should be.brought.to the. Council or Commission's
attention beyond anp raised by the Health Department, MvCpj or other public agencies.
The.Nne Mile Drain is a significant natural feature that should be protected through
standard stormwater and ntn-o$management practices. .
We have reviewed this snbmitta! and offer tbe.followiag comments, as conditions of the
application. These conditions shalt be considered in full, unless .ezpresslp modified or
deleted by motion of the Meridian Ciiy Council:
Landscaping, Fencing
1. The Landscape Plaa submitted with the Preliminary~Final plat application (Sheet LD.1, dated
7/12/01) is not approved. The following modifications and/or new information needs to be
submitted:
a) The submitted phan only includes Lot; Block 1 (north lot). While Lot 2 is not
proposed to be developed at this time; subdivision perimeter landscaping is required
by Ordinance 12-12-7.3. Applicant must submit a revised landscape plan showing
Perimeter landscaping adjacent to the TJPRR right-of-way. Ordinance 12,12-9.9
' requires a minimum 5-foot wide landscape buffer witb one (1) tree planted per
thiriy--five (35) lineal feet.
b) The submitted plan includes five (51 cnnifcr ;+..
~ ~~ n ~~I .. ~enu~ u'cet dui:"ei; ail of
~viuch will have to be replaced with a deciduous vanety to comply with Ordinance
12-I2-4.2. Revise plan accordingly,
c) Ordinance 12-12-8.2 requires a minimum flue-foot wide perimeter Landscape strip
along aIt lot lines that are adjacent to,vehicular use areas, Applicant must submit a •
revised plan showing a perimeter landscape strip, p~ted with one (1) tree per thirty-
five (35) lineal feet; along the west boundary of the entry drive„from Pine Avenue
south to the north easement Line of the Nme Mile D+~in Upon developmern of Lot 2,
.Block 1, the 5-foot.wide perimeter landscape ~P must emend the full depth of said
lot or-other landscaping as may be required at: the time of development.
. d) The proposed landscaping between the south end of the parking lot and the north
Nme Mile Drain easement lies within the future 20_foot wide City of Meridian
sanitary sewer easement. Applicant must submit a revised plan that does not show
eny trees within 't(>is 20-foot easement.: Shrubs .and groundcovers are permitted
outside the area of the access road.
_ Fifte Ili -.. ~ ---- =--- ----------
----------- ----- ~-(.)copies--of~th~ revised-1ianlc scope plan shall be subtrutted to the Planning and
Zoning'Department staff for a review of completeness prior to the P&if Commission hearing...
CUP-01-07d, PFP-01-00d
• S~e5v6dvidrn .
~v~G p~~l eL / !~ r~ c1 ~:7'
/~
October 3 L; 2001.
Page 4
corner of the apartment
landscape common lot is
20 days prior to the City
calculated from the rieht-
building will not meet minimum .front
a,
of- 1 a common ]ot is added) or to allow the Pine.Avenue
added. The Applicant must subm '~.application.at least
Council hearin ow [he front building setback.to be
red within a landscape easement. Since the landscape frontage is
1~---' --------, ^_,
No fencing is proposed as -part of the application. If the Applicant intends to install any
permanent fencing.within the subdivisioq fencing details must be submitted at least 10 days
prior to the City Council hearing. Details shall include height; construction materials and
exact location(s): If no permanent fencing is provided, temporary construction fencing to
contain debris must be installed around the perimeter of the building lot prior to the issuance
of a building permit
4. Per CKdinance 12-12-10, any existing trees within the subdivision that a
greater that are zetnoved from the property shall be replaced by installing
being the equivalent number of caliper inches of trees that were removed.
re 4" caliper or
additional trees,
5, All required landscaping and fencing (should the Commission or Council require it) shall be
installed prior to the issuance of a Certificate of Occupancy for any building on either lot in
the subdivision A letter of credit or cash in the amount of 11D°lo will be required for these
improvements prior to the City's signature an the Final Plat.
Traffic /Vehicular '
6. The ]'rC11iY]IT1flf?! Plat r1hr,S not °rl(»*~ a'1: ~? P-~+ - n! ? .'' i 1_~ :; 1 Siiiti Vl illd tiila
portion of Lot 2 (entry. drive). North of the Nme Mile Drain north easement line in Lot 2, the
Applicant shall revise the Preliminary Plat to .include ~f ; b •ttn,..~e 1andsc to on the
west side of the lot and curb, gutter and sidewalk on the east .side of the lot. This will
accommodate both vehicular and pedestrian connection across the drain in the. futm-e.
7.
~.
7
u
~1
\.
v
`~
.ter
4
'~lAt~'-~P`:"e':cy~-~cch_1,rirT~~~z~L•1~1GI~9>~H®~ ••:~ _n•F--.'_-"r'~1T.~ IiS~tiF~Gted-'et-bert~Ed ~oI
.r ~ ..a~~z uuu3sa.T,O'rirliti~-,~,-Y„-..-~-......~T ...R TTra~ - ~i-ch~`]m.+~., a
'~~+-~.ltllatC C~i3iu 6~&}ifl PI ~I i4n+ 1 A (+L1Ty '77 pr {,nlr7 m,nf+ k.....1'~r7C+l.
ATE ma_"~P. 1f ni 7ni f~ 7"s. Py.A:.. ~r~ e 7 ~___ _ .'~~~
C'.+er +n r 'r ' ^~
a
*`° "~~"~'_, ~lcondition of the Final Plat shall be that a vehicular bridge must be.
,constructed prior to the issuance of a building permit for Lot.2; Hlock 1.
CfJP-0IdAfi.PFP-0I-0fifi
Tmnwa fiuhdnri~irn ' .
- ~ October 3 L, 2001 ~ '---_~.....' V • ,.` •.•••~ e.vuu~u
Page S
r~': 8. Due to the poteariat westward eartensions of W:.Idaho Ave. and W. Broadway Ave.; which
currently stub to the west property line of Trernant Subdivision approximareIy 600 feet to the
east of subject property, Staff recommends a vehicular access point be preserved along the ~(
east properly line of Lot 2, E1ock 1. StafFdoes not foresee. a public street dedication within 0
Tramore Subdivision; .but we are recommending 'the' layout/design of Tramore'r ~
account'the possibility of accessing a new, future. public street adjacent to '
(Please refer to the attached conceptual drawin . oundary.
for Lot 2 g) TIus will afIo mgress/egress points ~
rather than a single access to Pine Avenu roving overall connectivity and ,~
emergency accessibility. Staff recommend L
be that Lot ~ rtion of the Tramore Subdivision Final Plat
.., Block I shall e a minimum 25-foot wide vehicular access drive at a ._
point on ifs east r e, south of the Nme B+file Drain easeme
access t c street. If W. Broadway Ave, is not extended in the future, sa d condition =
• -~ p~ov~~ e~ter~a~cY access Gs app~o~e~ e'
9. All arkinQ by -+`~- F%re .1)eyaa^-i:.,,e.rf. V
P ,, shaIl be retained on-site for a!1 buildings and businesses within the subdivision. ~r''~
All .P~~ng and areas of circulation on the two lots •shall be' paved, .striped, and .meet i,y
minimum dimension requirements and number of stalls as per City Ordinance. Flandicapped
P~~ roust meet the standards of the Americans with' Disabilities Act. ~
Public Works °°
ti
V
10. Sanitary sewer and water. service to this subdivision ~wiI1 be via existing gravity sewer and "
water mains located in adjacent developments. Applicant .will be responsible to cortsnvct ~
mains to and through this proposed development. Subdivision designer to coordinate main
sizingandrouri.ngwiththeP~ibiir.~xT~rkcnc, ~,.
1 -'7i .
I4.
11. A drainage pIaa designed by a State of Idaho licensed architect or engineer is required and
shall, be submitted to the City Engineer (Ord. 557,' IO-1-41) for all off-street parking areas.
Storm water treatment ~ disposal must be designed in accordance with Department of
Environmental Quality 1997 publication, "Catalog .of Storm Water $est Management
Practices for Idaho Cities and Counties" and Cify_oflvJ:eridian standards and policies. Dff-
site disposal into a surface water is prohibited unless the jurisdiction which has authority over
the receiving stream, provides written authorization prior to development plan approval The
aPPh~ is responsrble for filing all,necesssry applications. with the Idaho Department of
Water Resources regarding Shallow Injection Wells on the Final Plat.
12. Assessment fees for water and sewer service are determined during the building plan review
process
13: Graphically depict the 20-foot wide
-.....b ~..~~ ~~uurem oounaary of-Lat 1, Block 1. Applicant shall be responsible to co Instruct an
(S"} eight-inch diameter sewer main within said easement to .the east boundary line. A
minimum 20-foot wide access road shall also be required over'said sewer main.
'Lof~nd,
wrth the exception of~the Nme IvIIe D all exi
the ro t~ irrigation/drainage ditches crossing
p perry to be included i~~ I p~ ect, shall be tiled per City Ordiaaace 12-4-.13.,A,~ Plans
G ~ / r~,sw~;,~,„
L~r~l.~a~r~J ~~ /' eE ~~~ g'
s"'~-::
Page 6 ~ .
wrIl need to be approved by the appropriate
association, with Fvritten eo~umation of said
Deparbaeni.. _
.a gation/drainage district, or lateral users
PPro~al submitted..to the Pu61ic. Works
I5. Please add or revise the followin
(1.) .., a g g Final Pint Note(s);
(2.) ...bPuPd~6lezonin and subdivisionregulahons...
(3) D>~~° Permit.
(6) DELETE ~~~. unless dimensioned o~erwise.
(8.) DELETIr
(10) ...I~ o Code, or its provisions that appj, to ~gadon rights;
(11. D
(12.) DET~~
(I~l)~ twenty.(20)J~ootwide
;?Nei diart rs locayed along t e ~h~ b rt~'sewer ecrsernent in favor o the
~ ) one hutzdred foot 100' O1~`~' ofLot 1, Block L f City
easement is I ( ~ wide existing N~~ Meridicnz Imi
o~?'ed along the N11TeMile Drain as,showrx
(16.J The oN+nergf each fot, across which gation District
is responsible for the mainte Passes an frrigationlct5^aina a ditch or
r° 7 ~ on/arcrrnage dirtricznrmce thereof,. unless such responsibility is assum day.
~ ottom elevation o
above the hi f shuc~1 footings sha11 be .
ghest established normal set a minimum
('18. f ~qs depicted on 8~'ound water elevation. X12-tnd+es
`> "'?-" S'u'~~avieion lie within the 100
16, .C ~ ~ee tt~~e~~ ~ E~ ~ ~ ~bol is the;.plB,t legend to read ~
bhc Utilities,
17. Revise the owner's names in the Certificate of Owners. ` ~ .
~v~~g.domestic; a+'eIIs and/.or se
used for noa-dom~ domestic service per City ~ ems within this prof ect v,;~1 have to be
~?c P~Poses such as Iandsca e~Ce'Secbon 5-7-317. WeIls ma
2• PIease sub P ~gatian. Y be.
name, lot
~~ ~svb~divisio ~y of the ~ blo k nr~m~.b tei,FCL mrnittee's fins( aPnmval ~,~~
._ .- seSSIDP!nf F .. c_
_-"""`+~ Pran reviewprocess. ~- ~~-•~ °'"" sewer service. ' -~"°"uons necessary to
will be determined during the
~'. Coordinate fire h
Ydrant placement with the Cit; of Meridian Public Works Depa~ne~
4• Execute the Certificate of O
wners and its accompanying ~cknowledgemem.
cfJP-0I.Ayq PFP -01~G•
y T+mme 8u66y~1~
VCLODer .p i, '1UU I
~~ 'Page 7
5• Two-hundred-fifty watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department; AlI streetlights shall be' installed at
subdivider's expense.
6. Underground year-round pressurized irrigation must be provided to aIl landscape areas on
site. Please submit hook up and design details based on the proposed landscaping. Due
to the size of landscaped area, P~nary water supP1Y connection to the C' ,
not be allowed. Applicant shall be required to utilize an rtY s mains will
for the primary source. If City water is proposed as a seYcond~g surface or well water
be responsible to pay water assessments fnr the entire common open area developer shall..
7• Please address, in written form, all above-menianed it
o$ice by 12:00 P.M of the Frida ems and submit to the City Clerk's
Zonin Y Prior to the scheduled meeting of the Planning &
g Commission. Prior to development plan approval, three copies of the revised plat
must be reviewed by the Public Works Department for compliance with all conditi
plat approval
~QQ1
N
ons of -..
relimin , u
final Plat Recommendation ~
Staff recommends approval of the PreIiminary/Final plat application with the above-mentioned
conditions.
boundary be relocated to the east. This will impact the entire confi
as well as force a re-design of the sewer, Staff r e CUP Site Plan V
approval until this issue`is re Commission withhold any final 4`
" een the Applicant and ACIgD and the City receives s.
plans) and CLIP ,Site Phn +'i t ~c,,,. ~ `r ~t'ar'J1 ~"~
i,l~li's driveway
4.
_-~~~- "nvul-~1ANDARD1tE ~S
I. Off-street Parking shall be provided in accordance with:the C'
Development Ordinance and/or as detailed in site-specific requ~ ments~.dian Zoning and
Pig and striping shall be in accordance
lvferidian Zoning and Development Ordinance and in accordance wttl~ m the City of
Disabilities :Act (ADA)'requirements: Americans with
3.
<.°~
v
d'
A dramaga plan: designed by a: 5fate of Idaho licensed architect or .engineer is required
and shall lie submitted to the City Engineer for all off-street P&'l~g areas, All site
damage shall be contained and disposed of on-site.
Outside li~hri.,tr e6..tl L- 1__e.' ••
nearb reside ~~D-`-` """ t"a`"` 5O ~ not to direct illuaunation on any
Y ntial areas or the traveling public in accordance with City Ordinance.
~. All signage shall be in accordance with the standards set r"orth is Ordinance I1-14 or as
specifically approued. No temporary signage, flags, banners or flashing signs will be
peanitted.
CUP.uIA34 PFP-01.006
70wae BubGvioi~
^--.o--........•.,•.5 ..vuuaaapaluwiviti~'ul ~ ~„ILy 1.011nCi[ ~.
f'' October 31, 2001
Page 8
6. Provide five-foot wide pedestrian walkways in accordance with City Ordinance.
7. Screen trash areas oa at least three (3) sides: Coordinate screened trash enclosure
locations and construction requirements with Sanitary Service Company and provide a
letter of approval. from their office prior to applying for building permits.
8. Per Ordinance I1-I7~1-.B., a conditional use permit, when granted, shall be valid for a
maximum period of eighteen (18) months unless otherwise.approved by the City Council
]31mng this time, the permit holder must acquire building permits and commence the
construction of permanent footings or structures. Time extensions are allowed per the
ordinance.
CONDTTIONAL USE PERMIT -SITE SPECIFIC REQUIREMENTS
1. Handicap parking, associated signage and building construction shall meet the
requirements of the .Americans with Disabilities Act (ADA) and the Fair Housing Act
(FAA). By the azchitect or engineer's stamp on plans, they must certify that all
construction meets ADA and FHA Standards. It appeazs at least one (I) additional
handicap parking stall is required to meet ADA/F.EIA. minimum standards.
2. Ordinance 11-13-i.B. requires a minimum of two (2) parking stalls per dwelling unit for
multi-family residential uses. This would require a m+nir,,,+m of I4-0 on-site parkng .
stalls; only 111 stalls are provided (33 stall deficit) Approximately 1 S stalls per unit are
provided. Senior apartment cem~lex+m,ts are not , ~r~.~„ , r..:.
.u ~.. ~ ~ i,i';.~ z u.rt~utee
~:u Liay pe cc;nsidcred a less intensive use than standard multi-family units, Tramore is
proposed to have 52 one bedroom units and 20 two bedroom units, As such, there maybe
justification to allow a reduction under this"CUP process. The Applicant should address
anticipated parking needs as part of the written ~ response to this memo and the
Commission/Couacil may allow a reduction if 11I stalls are deemed sufficient,
A1Iowance for visitor spaces should betaken into consideration:
3. As a condition of the CUP; Stag' recommends a minimum 5-foot wide p~.thway be
constructed along fhesbuthem boundary of the subject Iot, extending from the eastern
property line to merge with the required sidewalk along the east boundary of the entry
drive. The pathway will provide an extension of the pathway already constructed
aPPre~ately 580 feet east in the Tremont Place Subdivision. The pathway may be
const<vcted either within the N"me M>le Drain easement or outside but shall be is general
alignment with the Tremont pathway. • : .
- 4r--1~To-sideu'akk-is~"curreatly"showifadjacent to the main entry drive along the west side"of -_ _._.__ __.__
the parking lot. The Site Plaa should be" revised to reflect the Prelimiaary/Final Plat
. requirement for either an attached oc detached •5-foot. wide sidewalk along the east
boundary of Lot ~'s Sag portion.
5. Staff recommends. a future, 25-foot wide vehicular access point be preserved at the
ccm-ot.m~,rerai.ms
~~.
.. I::.i .;'~'~~
that a. velnculsr connection ,must be mat
accommodate'a new ,driveway 'from the soutl
line.. , . ,
... ;, ; ..
,,
5. The' northwest comer f th b .;'.-
~':
-;
,;,,,
r . 7.
~
~ °:s~
-:,
rri.
.
9. ;
hq.:r,
"~..~ 10,
A:i
o e apartment, u
setback: from the`;north property line. Oi
sethacL- on Cpllpckor streets in the L-Q zc
minimum 30fopf setback distance. ItaF
buildable land at the south end.ofLot;l, so,
,;
;.
The Site Plan pipposes a 20-foot wide stre,
cross access easement (hatched),; Ordinaaa
driveway width, Revise,Site`Plan to comply
The~eleyabons, color:and construction mai
parking lot shall compliment the~clesi~n and
Assessments for 'sewer and. water; service
application pF9cess:..
T7our mod(ficationg~to the;'PreltmmandFmi
:/L.!%~11) Ble.rcULYll'L[~ nFr:("r'inri rTinri it f.:~inria
azau recommentls:°apPrpval'. of the CUP apPlicahon, u+itl
;00 report from, Sunnyric~ge:pssociates`demotskrsfes.a.:cle
for tJus servicg, .which Sfa~':strongly:supporEs:;1
.,proposed ez~fry drive along the ~avest boundary.tie relocate
.-------bon'fiQllratiovn=trfJChe-f'TiA?C;+a=Dim-„-.;.r-~-ri _.: r _._..
the conditions noted abaver The 9-28- ~° .
r market deman and community need ~_'
fio the-east ~~ N
. ~ Pact the entire 4
.
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q
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 12/18/01
Revised 08/19/02
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR A PLANNED
DEVELOPMENT OF A SENIOR
COMMUNITY IN AN L-O ZONE
FOR TRAMORE SUBDIVISION,
LOCATED SOUTH OF W. PINE
AVE. EAST OF N. CINDER ROAD,
MERIDIAN, IDAHO
Case No. CUP-Ol-036
ORDER GRANTING
CONDITIONAL USE PERMIT
THOMAS DEVELOPMENT CO.,
APPLICANT
This matter coming before the City Council on the 18`h day of December, 2001,
under the provisions of Meridian City Code § 11-17-4 for final action on conditional use permit
application and the Council having received and approving the Recommendation of the Planning
and Zoning Commission the Council takes the following action:
2. That the above named applicant is granted a conditional use permit for
a planned development for a senior community in an L-O zone located south of W. Pine Ave.
east of N. Linder Road, Meridian, Idaho, subject to the following conditions of use and
development:
Adopt the Recommendations of the Planning and Zoning and Engineering Staff as
follows:
2.1 Off-street parking shall be provided in accordance with the City of Meridian
Zoning and Development Ordinance and/or as detailed in site-specific
requirements.
ORDER CONDITIONAL USE PERMIT - 1
PLANNED DEVELOPMENT BY THOMAS
DEVELOPMENT CO. /CUP-Ol-036
2.2 Paving and striping shall be in accordance with the standards set forth in the City
of Meridian Zoning and Development Ordinance and in accordance with
Americans with Disabilities Act (ADA) requirements.
2.3 A drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer for all off-street parking
areas. All site drainage shall be contained and disposed of on-site.
2.4 Outside lighting shall be designed and placed so as not to direct illumination on
any nearby residential areas or the traveling public in accordance with City
Ordinance.
2.5 All signage shall be in accordance with the standards set forth in Ordinance 11-14
or as specifically approved. No temporary signage, flags, banners or flashing
signs shall be permitted.
2.6 Provide five-foot wide pedestrian walkways in accordance with City Ordinance.
2.7 Screen trash areas on at least three (3) sides. Coordinate screened trash enclosure
locations and construction requirements with Sanitary Service Company and
provide a letter of approval from their office prior to applying for building
permits.
2.8 Per Ordinance 11-17-4.B., a conditional use permit, when granted, shall be valid
for a maximum period of eighteen (18) months unless otherwise approved by the
City Council. During this time, the permit holder must acquire building permits
and commence the construction of permanent footings or structures. Time
extensions are allowed per the ordinance.
2.9 Handicap parking, associated signage and building construction shall meet the
requirements of the Americans with Disabilities Act (ADA) and the Fair Housing
Act (FHA). By the architect or engineer's stamp on plans, they must certify that
all construction meets ADA and FHA Standards. It appears at least one (1)
additional handicap parking stall is required to meet ADA/FHA minimum
standards.
2.10 Ordinance 11-13-S.B. requires a minimum of two (2) parking stalls per dwelling
unit for multi-family residential uses. This would require a minimum of 144 on-
siteparking stalls; only 111 stalls are provided (33 stall deficit). Approximately
1.5 stalls per unit are provided. Senior apartment complex units are not
specifically addressed in the ordinance and maybe considered a less intensive use
ORDER CONDITIONAL USE PERMIT - Z
PLANNED DEVELOPMENT BY THOMAS
DEVELOPMENT CO. /CUP-Ol-036
than standard multi-family units. Tramore is proposed to have 52 one bedroom
units and 20 two bedroom units. As such, there is justification to allow a
reduction under this CUP process.
2.11 As a condition of the CUP, a minimum 5-foot wide pathway shall be constructed
along the southern boundary of the subject lot, extending from the eastern
property line to merge with the required sidewalk along the east boundary of the
entry drive. The pathway shall provide an extension of the pathway already
constructed approximately 580 feet east in the Tremont Place Subdivision. The
pathway shall be constructed either within the Nine Mile Drain easement or
outside but shall be in general alignment with the Tremont pathway.
2.12 No sidewalk is currently shown adjacent to the main entry drive along the west
side of the parking lot. The Site Plan shall be revised to reflect the
Preliminary/Final Plat requirement for either an attached or detached 5-foot wide
sidewalk along the east boundary of Lot 2's flag portion.
2.13 A future 25-foot wide vehicular access point shall be preserved at the southeast
corner of the apartment complex lot for a possible private connection to Idaho
Avenue in the future (see attached conceptual drawing). Until such time as Idaho
is actually extended, there shall be no need for the Applicant to actually construct
a driveway to the eastern boundary. However, should the Idaho Avenue
connection be possible in the future, then a condition of the CUP for Lot 1, Block
1 shall be that a vehicular connection shall be made and the parking lot re-
designed to accommodate a new driveway from the southeast comer of the lot to
the east property line.
2.14 The Site Plan proposes a 20-foot wide street section access point within the 50-
foot wide cross access easement (hatched). Ordinance 11-13-4.F. requires a
minimum 25-foot wide driveway width. Revise Site Plan to comply.
2.15 The elevations, color and construction materials for the two, 6-bay storage units
in the parking lot shall compliment the design and materials of the apartment
building.
2.16 Assessments for sewer and water service are determined during the building
permit application process.
2.17 Four modifications to the Preliminary/Final Plat Landscape Plan (Sheet LD.1,
dated 7/12/01) are required per Condition #1 under "Preliminary/Final Plat B Site
Specific." In addition to those changes for the plat landscaping, the following
modifications shall be made to the CUP Site Plan:
ORDER CONDITIONAL USE PERMIT - 3
PLANNED DEVELOPMENT BY THOMAS
DEVELOPMENT CO. /CUP-Ol-036
a. Ordinance 12-12-8.3.C requires an internal planter island every twelve
(12) parking stalls. The proposed Site Plan has several groupings of
parking stalls that exceed this maximum number of contiguous stalls. The
Site Plan (Sheet 1 of 1, Preliminary Plat) and Landscape Plan shall be
revised to comply with this ordinance.
Adopt the ACHD Recommendations as follows:
2.18 The applicant shall be required to construct a 7-foot wide attached concrete
sidewalk on Pine Avenue located 2-feet within the new right-of--way. Coordinate
the location and elevation of the sidewalk with District staff. If the sidewalk
meanders outside of the right-of--way, provide an easement for the sidewalk.
2.19 Pave the driveway to its full-required width of 24 to 30-feet and to a point 30-feet
beyond the edge of pavement of Pine Avenue with 15-foot radii pavement tapers
abutting the existing roadway edge.
2.20 If during construction any of the improvements are damaged the applicant is
required to replace any damaged curb, gutter, and/or sidewalk on Pine Avenue to
match existing improvements. Segments to be replaced shall be determined by
ACHD Construction Services staff.
2.21 Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District.
2.22 Meet District drainage requirements per section 8000 of the ACHD Development
Policy Manual.
2.23 If utility relocation is necessary to construct improvements required with this
development, then all utility relocation costs associated with improving street
frontages abutting the site shall be borne by the developer.
2.24 Any existing irrigation facilities shall be relocated outside of the right-of--way.
2.25 Other than the access point specifically approved with this application, direct lot
or parcel access to Pine Avenue is prohibited. Lot access restrictions, as required
with this application, shall be stated on the final plat.
2.26 All recommendations which apply to the Preliminary and Final Plat also apply to
the Conditional Use Permit.
Adopt the Recommendations of the Nampa & Meridian Irrigation District as follows:
ORDER CONDITIONAL USE PERMIT - 4
PLANNED DEVELOPMENT BY THOMAS
DEVELOPMENT CO. /CUP-Ol-036
2.27 The District does not allow trees planted within the District's easement that
courses along the south boundary of the above-mentioned proposed subdivision.
2.28 All laterals and waste ways shall be protected and all municipal surface drainage
shall be retained on site. If any drainage leaves the site, the District shall review
the drainage plans. The developer shall comply with Idaho Code 31-3805; it is
recommended that irrigation water be made available to all developments within
the Nampa & Meridian Irrigation District.
Adopt the Recommendations of the Sanitary Service as follows:
2.29 The enclosure locations do not permit direct drive-on ability, and this shall
require small containers, 2 each, to be serviced three times per week. Sanitary
Services does note that large containers would reduce costs and provide more
capacity and less service frequency.
Adopt the Recommendations of the Meridian Police Department as follows:
2.30 Any future development, especially of a higher density type, will have further
impact on traffic study issues given there are no improvements slated before
2005, according to the developer's traffic study.
Adopt the Recommendations of the Central District Health Department as follows:
2.31 Submit written approval from the appropriate entities, and submittal of
plans for approval by the Idaho Department of Health & Welfare, Division of
Environmental Quality, the Applicant shall be approved for central sewage and
central water.
2.32 Run-off shall not create a mosquito breeding problem.
2.33 It is recommended that storm water be pre-treated through a grassy swale prior to
discharge to the subsurface to prevent impact to ground water and surface water
quality. The engineers and architects involved with the design of this project
shall obtain current best management practices for storm water disposal and
design a storm water management system that is preventing groundwater and
surface water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Division of Environmental Quality, July 1997.
ORDER CONDITIONAL USE PERMIT - 5
PLANNED DEVELOPMENT BY THOMAS
DEVELOPMENT CO. /CUP-Ol-036
2. Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Additionally, from the staff comment after the City Council meeting held on December
18, 2001, pertaining to 12.10 on page 5 and 1.10 on page 14, and addressing the issues within
that particular staff comment, and the applicant shall comply as a requirement, and those two
sections shall be revised and shall now read as follows:
2.34 "Ordinance 11-13-S.B, requires a minimum of two (2) parking stalls per dwelling
unit for multi-family residential uses. The senior apartment complex use is, under
the CUP process, granted a reduction of this requirement to allow 1.5 stalls per
unit. The proposed 111 parking stalls are deemed sufficient to meet the needs of
the 52 one bedroom units and 20 two bedroom units, which are shown on the Site
Plan."
3. The above conditions are concluded to be reasonable and the applicant shall meet
such requirements as a condition of approval of the application for a conditional use permit.
4. Notice to Permit Holder, this conditional use permit is not transferable without
complying with the provisions of Meridian City Code § 11-17-8, a copy of which is attached to
this permit.
By action of the City Council at its regular meeting held on the ~~~ day of
dG ~b`J-~~- , 2002.
o rt D. Corrie, Mayor City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Wo`k~,Jaapmmtr~~,~nt
and City Attorney. `~``;~y OF MEgjQ~9~,,!
CJ Gp~ORA lF 't•/ ,
By: ~-~--- I Dated: ~~Y3~ ~ a' o s
City Clerk $~AL -
Z:\Work\M\Meridian\Meridian 15360M\Tramore sub PFP01-006 CUPDI-03610relerCUPDI-036.doc y~ ~Po C
19
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ORDER CONDITIONAL USE PERMIT ~ 9 P
PLANNED DEVELOPMENT BY THOMAS ~~~''~~q 00~ ~~~`~~~`
DEVELOPMENT CO. /CUP-Ol-036 f+fu""'" illilt'\
~ liu¢CK IJ. Lu1LC - .
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ME14raRAImuM:
October 3.1, ?001 .
To: Mayor, City Council and Plannin
g & Zoning CommissionR~~.jj ~i
From: Brad I3awkins-Clary Planner r$l~~ -~ ~+-r-:J ~~j~~
Bruce Freckleton, Senior Engineering Tech
l~OY 0 1 2001.
Re: Tramore Subdivision & Senior Commnnity
! Request for Conditional Use Permit fora 72_ City OfMend>aa
Unit, Three-StCo~ Clerk 0$~
Complex on 4.30 acres in as L-O Zone by Thomas Develo ry Apartment
CZ1P-DI-03k]. Pment Co. (File
Request for Preliminarg/Fina1 plat of.2 $uilding Lots on I0.00 acres in a L-Q
Zone by Thomas Development Co. (File P.Fp~1_0Q6,1.
Q4'e have revieveed this submittal and offer the'follalyiug comments, as conditions of the
applicant. These conditions sball.be considered in full, unless eapressly modified or deleted.
by motion of the Meridian City Council:
APPLICATIONS SU74~gRy
The applicant, Thomas Development Company. has ari~;l' . _
'TMd P.e?71.1,s~y,ijtiai plat approval of a 10.acre parcel of land, locatedlan West P~ae AAvenue)
The applicant's Prehminary/Fina( Plat request, if a
mto two (2) buildia lot PPrDVed, ~ split the existing 10-acre parcel
and its associated 1 0-foot widedeasementfl. The pIah 5'Ioe hnical2Y a resubdivision ofportions of -
two existing lots is the West Lawn Subdivision The CL)P eParated by the Nme Mile Drain
story, 72-unit senior apartment complex on the north~lot Proposes to construct one (1), three.
proposed at tbis lime for the lot south of the Nine"Male D~ Pme Avenue frontage, No use is
zoned Limited office gyn. The subject property is currently
neighborhood meeting wi~thpniro~~iaadin reioone is proposed. The Applicant voluntarily held a
shady on the impact of the develo mentp~ owners earlier this year and conducted a traffic
applications, we are reconim P While Staff is recommending approval of both
resolves the driv andmg the Commission delay a final decision until the App
eway location with ACfID (see Recommendations below), hcant
NOTE• There were two
senior CI) different. detailed plans submitted in the meetin
apartments lot One was labeled "Trmnore.Apaj~t~neylts Site-Plgn" S packets for the
-- --- --
the..ather_dated-T-13_OT. -The CUF comments below ~ meted 1=11-DO mid - - -
the 1-11-OOplan. ~ ~a5'ess the 7-13-01 plmt Please dtsregcnd
LdC,_ATIaN
The subject parcel of land is located on .the south side of W.' pine
feet east ofLinder Road: The property is east of and adjacent to the S venue, approximately 950
unbridge Rehabilitation and
QJP-01-034 PFP-OI.OpS
~0~7 q I
/ - •-••--•a -- ~-~.....5 ~+V1u3ulooW1V1V1ayU1 a uty ~.ouncn.
October 31, 2001
Page 2
Living Center and is bisected by the Nine Mile Creek The property is designated as "Existing
Urban" in the Comprehensive Plan.
SUR.RODNDING PROPERTLES
North: Six (t5) single family residential homes in the Navarro Place Subdivision, zoned R-4.
South: Union Pacific Railroad immediately south and a 24-acre, vacant parcel south of the
railroad, zoned RUT. •~
East: A 7.5-acre, vacant parcel, owned by Fiscal Funding, Inc. (a SanFrancisco, CA firm),
zoned L-0.
West: $unbridge Rehab.Living Center, zoned L-0.
CiTRRE1V7' OWNERS OF RECORD
Western Sky Development,,Tnc, represented by Stephen R.Lile, is the current properly owner of
proposed Lot 2, and Sunnyridge Associates, represented by Robert R Angell, is the property.
owner of proposed Lot 1. Both owners have submitted conse~ for the subject applications.
PRELIlIZINARY PLAT FINDINGS AND RE UJFEP,9ENT5
Sections 12-3-3 T.2. and 12-3-5 D read as follows; "In determining the acceptance of a proposed
subdivision, the Commission/Council-shall consider the objectives of this title and at least. the
following :
s. The conformance of the subdivision with the Comprehensive Development Plan;
Staff. -finds the proposed Preliminary/Final Plat to be is conformance with. the .
Comnr?hensiva Man.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are readily avai.labte'to the lots within the proposed
subdivision, provided changes as may be required by, the public Works and Building
Departments ere made.
c. The continuity o~~ the proposed development with the ,capital improvement
Program; ,
Staff finds that the subdivision is in accordance with the current capital improvement
program. .
d. The public financial capability of suggorting services for the proposed
development;--...°---------.._...__----- -----------------..------
Staff finds that the development will not require public expenditures for suppo>fing
services in excess of acceptable, standard levels:
am•ai•ma,rtm-ot-aos
~~ Page 3 - . -...,.
e. The other health, safety
Commission's attention.
or environmeaLa! ,problems ,that may 6e brought to the
Staff finds th
at there are no# any. othec...health, .:safety or. environmental., problems
associated with this subdivision that should be brought to the.Counc$ or Commission's
attention beyond nay raised by the Health D.eparnnent, NlvlID or other public agencies,
The Nine Mile Drain is a significant natural feature thaz should be protected through
standard stormwater and run-offmanagement practices.
We have reviewed this submittal and offer tbe.following comments, as conditions of the
application. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Council:
Landscaping ,g Fencing
1. The Landscape Plan submitted with the Preliminary/F'inal plat application (Sheet LD.1, dated
7/12/01) is not approved. The following modifications and/or new information needs to be
submitted:
a) The submitted plan only includes Lot; BIock 1 (north lot). While Lot 2 is not
proposed to be developed at this time; subdivision perimeter landscaping is required
by Ordinance 12-12-7.3. Applicant must submit a revised landscape plan showing
Perimeter landscaping adjacent to the UPRR right-of--way, Ordinance 12,12-9.9
requires a ~~~ 5-foot wide landscape buffer with one (1) tree planted per
thirty-five (35) lineal feet.
b) The submitted plan includes five (S) conifers i~ +!~~ rr, ~ +v`r,~ u~icei buict ;~i of
ti-iich wiTi have to be replaced with a deciduous vanety to comply with Ordinance
]2-12-4.2. Revise plan accordingly,
c) Ordiaaace 12-12-8.2 requires a minimum five-foot wide perimeter landscape strip
along all lot lines that are adjacent to.vehicular use areas, Applicant must submit a
revised plan showing a perimeter landscape strip, planted with one (1) tree per thirty-
five (35) lineal feet, along the west boundary of the entry drive, :from Pine Avenue
south to the north easement line of the Nme Mile ~Dia,in. Upon development of Lot 2,
.Block 1, the 5-foot. wide perimeter landscape strip must extend the full depth of said
lot or other landscaping as may be required si: the iime of development.
d) The proposed landscaping beiween the south end of the parking lot and the north
Nine Mile Drain easement lies within the future 20-foot wide City of Meridian
sanrtary sewer easement. Applicant must submit a revised plan that does not show
'any trees within 'this 20-foot easement Shrubs .and !p'oundcovers are permitted.
outside the area of the access road.
....Fifteen-..~~ _ ~ -- - = - -_. __ .---. _--- ----°
(.)copies-of the revised land§cape plan shall be submmed to the PIanning and
Zoning Department staff for a review of completeness poor to the P&.Z Commission hearing...
2. ~ fir-P1Gmwa.~~_2 _, n .r .. .: ...
NP-01-0Od,PFP-01-006
• 7amme Sv6diwum
l~~e~~e~T r/a r/ ~ ~~
~/ , October 3 l; 2001
/ Page ~
corner of the a ~ -- "-~
aparnnent building will not meet minimum .front buildi s i . a,
landscape common lot is added. The Applicant must submi ce application at least
20 days prior to the City Council hearia ow the front building setback to be `
calculated from the right-of- a common ]ot is added) or to allow the Pine.Avenue
landscape b paced within a landscape easement. Since the. landscape frontage is
dF.......l.i _~ ___. n .
3. No fencing is proposed as .part of the appIication_ If the Applicant intends to install aay
permanent fencing.within the subdivision; fencing details must be submitted at least '10 days
prior to the City Council hearing. Details shall include height; construction materials and
exact location(s). If no permanent fencing is provided, temporary construction fencing to
contain debris must be installed around the perimeter of the building lot prior to the issuance
of a building Permit
4. Per Ordinance 12-12-10, any existing trees within the subdivision that are 4" caliper or
greater that are removed from the property shall be replaced by installing additional trees,
being the equivalent number of caliper inches of trees that were removed.
5. All required landscaping and fencing (should the Commission or Council require it) shall be
installed prior to the issuance of a Certificate of Occupancy for any buildiag on either lot in
the subdivision. A letter of credit or cash iri the amount of 110% will be required for these
improvements prior to the City's signature on the Final Plat.
rJ
~:..
N
6,
ti
V
Traffic /Vehicular
6. The Prelimia Plat does not show rnrh r ~,~ ~ ~ - '~
~T,11te. fIP -rr l1 1~ r i :: ai ~ SiiG lit i11~ jlil~ .
a,. V
portion of Lot 2 (entry. drive). North of the Nme M3Ie Drain north easement line in Lot 2, the
Applicant shall revise the Preliminary Plat to.iaclude ~-u- ~)~~ ~ on the ~
west side of the lot and curb, gutter and sidewalk on the east side of the lot This will a
accommodate both vehicular and pedestrian connection across the drain in the. future. ~
7. -FWD-R~91tCitnru i..n7...1-J .- aL_ ___r• . _ ~'.~~~,j~,.,~. L L~ ~~- U
• n"r(~ag'ar~~tT-•Tn;n CIl1T 'Fe Uq~.gp{u ZIG7.R~$~~
~ ~ ~~~~ ~
~h?ilc:_i~o61i- .---r I -- _. ., nl_ 1 ~ _-_C-
t'`®~~'~-a~~tfl-'1~re-a~-te-ace~isa~odata-a-~~w~-1•ir3e-~Eensieci: Tie-bridge--er-ossiug, Q
In+,~t ~ 1~.,. _-- .,~o~~o~ .; an c_u~~'n~hd~e3~ies-of~,et-3-(#,bg flag..
.,~~~~.~o~ea ....t,+~~o~sEed-ar-bended €er
t~elj~m'~-T r ''
•eued•-._
f 1'Ysl-_x}{10 ~'f7 SI i r rf 11 /~ ,..,,,..e i of e o ~ - -- - -' - -
t~ ~ condition of the Final Plat shall be that a vehicular bridge must be
,constructed prior to the issuance of a building permit far Lott; Block 1.
RIP-01-0]6.PFP-01-006
. Tlomme Go6dividon
//// y
' _
.rs ~' .
October 31, ^OOI y
Page ~
be that Lot 2, Block 1 shall a arty r¢i>umumit25 footthu,ide e(~~~~daccessndrive atl a
point on its east me, south of the Nne Mi]e Drain easement, for a second, future
access t tc street, If W. BroadwaylJ~Ave: is not extended in the future, said condition
~' 1°~dV+a~,° CH7er°~¢~7Gy AcCGSS GS 4Pf/'eJe~
9. All parking shall be retained oa-site for all bu Idings and busin~ess~es wtthin the subdivision.
All.Paz'~g and areas of circulation on the two- lots shall be paved, .striped, and meet
muumum dimension requirements and number of stalls as per City Ordinance. Handicapped
parking must meet the standards of die Americans with Disabilities Act.
... emu) ~.uwiw
8. Due to the potential westward esrensions of W:.Idahb Ave. and W. Broadway Ave.,' which
currently stub to.tbe west property line of Tremont Subdivision approximately 600 feet to the
east of subject property, Stafl:'recommends avehicular access point be preserved along the
east property line of Lot 3, Bloc!` 1. Staff does not foresee. a public street,dedication within
Tramore Subdivision, .but we are recommending the layout/design of Tramore' i
account the possibility of accessing a new, future public street adjacent ta' ound
(Please refer to the attached conceptual drawing) This will allo ~'
for Lot 2 rather than a single access to Pine Ave_eu ingress/egress points
emergency accessibility. Staff recommend roving overall connectivity and
Public Warks
10. Sanitary sewer and water service to this subdivision ~wiII be via.existiag gravity sewer and
water mains located in adjacent developments. Applicant will be responsible to consn-uct
mains to and through this proposed development. Subdivision designer to coordinate main
sizing and routing with the Public Works DevarFmert.
11. A drainage plan designed by a State of Idaho licensed architect or engineer is required and
shall. be submitted to the City Engineer (Ord. 557,'10-1-91)'for all off-street parking areas.
Storm water treatrneat and disposa! must be designed in accordance with Depamnent of
Environmental Quality 1997 publication, "Catalog .of Storm Water Best Management
Practices for Idaho Cities and Counties" and City of Ivleridian standards and policies. Dff-
site disposal into a surface water is prohibited unless the jurisdiction which has authority Dyer
the receiving stream provides written authoiization prior to development plan approval The
aPPh is responsible fas~ filing all necessary applications with the Idaho Department of
Water Resources regarding Shallow Injection Wells on the Final Plat.
12. Assessment fees foi water and sewer service are determined during the building plan review,
process
13: Graphically depict the 20-foot wide sanitary sewer easementia_favor--ofthe City-of Meridian
- - -- -along the-southern bovnd¢ry ~f Lat 1, Block Z Applicant shall be responsible to construct an
(8") eight-inch diameter sewer main within said easement to .the east boundary line. A
minimum 24-foot wide access read shall also be required over said sewer main,
'I-Df o`~Qnc~,
14, tivrth the exception of/~he Kline 112i1e Drain; a(I existing iri-igation/drainage ditches crossing
the property to be included in this project, shall be tiled per City Ordinance 12-4-13.,Ar plans
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~lociationt wb~ BPProved by the appropriate
Departrneni. wntten CO~umation of said
irrigation drainage district, or Intern! users
approval submitted.to the Public W
15 pl orks
• ease add or revise the following Final Plat Note(s);
(1 •) •••applicablezoningandsubdivisionre
(2•) •..buildingpe~i gulations...
('•) DELETE.
(5.)
(6 } D.ELE' unless dimenrianed otherwise.
(8.) DELETE
(9.) DEI,E~
(10.} ...Idaho Code, or itsprovisions that apply to irrigation rrghts
(I 1.) DELETE
(12.) DELETE
(1=~) A twenty,(1 p) foot wide e
o, fMeridicat is located along the o ~ ~~itary sewer easement in
(13.) ,Q one hundred °llrr'~j' ofLot 1, Bloch 1.favor of the City
easement is located a1o rat (100) wide ezisz7ng Nampa Meridian Irri
(16.J .The owneraf each lo~across which am ~ ~70~ gatron District
is responrible for the mamtencmce thereoPasses an irrigation/drainage ditch or pipe
an ~gation/drarrmge drrbict • irrrless such resporrszbili rs
(17.J ~e bo~~ elevation o ~', assumed by
above the highest estab7ish~ ~c~IfPO~gs shall be set a min • .
(18.J ~4s depicted on FI ormal ~°~d water elevation nrrran °f 12-inches
an~f.i~n v.,,,,;.. f'~,c~y4'u~7~IPcme1131, n~rt%or-~ sff,1j,su~;~~viaian lie with
m the 100
16. Change the d
Dtuna a ~nptr°n of the easement symbol in the.
g ' and hngatron Easement" Plat legend to read
`~b1ic Utilities,
17. Revise the. owner's names in the Certificate of Owners. ` .
..~__ _
- - ".. - J 1' '1.7ARLi
1. ~ ~1'rTS
Any existin wells
• removed g domestic •. and/,or se tic
from their domestic P systems within this project will have to be
used fornoa-dom ~~ P~ CnY Prdinanceo~ction 5-7-517. Wells may be
gstic Proposes such as landsca e
2. Please submit a co
for the subdivisionPy of the Ada County `Street ,~
confo tee, Iot and block numb ame CO~ittee's final a
_~~ __hfake. _._-
_ .:_ -boil '~ Assessrgent..fees- for- water ewers $II3' ~orrectionspnece ~_ letter _-_ _.... _ .
~P~~review ~ s ervice'wi.(1 be determined d ~3`to
process.
8'. Coordinate fire h wring the
ydrant placement with the City of ~-eridian public Works Depa~em.
4. Execute tha Certificate of Owners. and its accompanying ~knowled e
f.11P-01-0AI. PFP -01•mfi g melt{'
.,I/ T+m~SUby~yy
VCL°Det ,~1, _VU1
- ` Page 7
5• Two-hundred-fi
designated b . ~ ~~ ugh-pressure sodium streetlights v,,ill be required at locations
subdivider's eYiTe~nsee,Pub[ic Works Department: Ali streetlights shall be installed at
6. Underground year-round pressurized irrigation must be provided to a1] landscape areas on
site. Please submit hook-up and design details based on the proposed landscaping. Due
to the size of landscaped area,. primary water su 1 cone ,
not be allowed. Applicant shall be required to uptlpIize an ectlon to the Ci
for the Y existing surface or well wateer
be responsi6rle o paY A'ater a s ssm nts fn~~ enh e co ~ondary source, developer shall
moron open area.
7. Please address, in
office b 12:00 pwntten form, all above-mentioned items and submit to the City Clerk's
Y .M of the Friday prior to the scheduled meeting of the planning &
mu~be evmiewesd by theoPubIic Worla Det Plan approval, three copies of the revised plat
plat approval. Partraent for compliance with all Condit'
Q~
N
loos of ,-
Prelimin /Final Plat Recommendation
Sta$'recommends approval of the Preliminary/Final plat a lication with the above-
conditions, pp
boundary be relocated to the east This will impact the entire conf~ mentioned
as well as force a re-design of the sewer. Staff r .
e Site Plan
approval until this issue is re een the A h e COmmissioa withhold any fine.!
Prelimin PP cant and ACHD and the City receives a.
'utility plans) and CUP Site Plan. that con,,, r; .,, ., ;.,, _
'~~,
....r_:..L._,li -i-i~li's driveway
,.._._ _ _
1. 0$=~~ Pazking ~~ be Provided in accordance
Development Ordinance and/or as detailed is site-speci~flche City of Meridian Zoning and
~ requirements.
Paving and striping shall be in accordance
Meridian Zoning and Development Ordinance anald in accordance t forth in the City of
Disabilities Act (ADA)'requirements: with Americans with
'v
o~
V
v
~.
`u
^f°-~
~.
3. ~` dramage Plan, designed by a' State of Idaho licensed architect or engineer is required
and shall 6e submitted to the, City Engineer for all off-street parking area, p~ site
drainage shall be contained and disposed of on-site.
4. Outside_ lighting..shall-be--deal -
gned-and placed so as not to direct illu - - -- _ __ __ .- _-
nearbyr~idential areas or the travelin mination on any
g public in accordance wrth City Ordinance.
5. Ail signage-shall be in accordance with. the standards•set r"orth in Ordinance I I-14 or as
sPe~O~Y approved. No temporary signage, flags, banners of flashing signs will be
Putted.
NP•o1.Wfi, PPP-0I-0a6
_ rlwm. s~ea,„im
-----a ..,. ~.,,.....5 ..,,...u.a,~wwiv,.nyu1 « ~.ICy l.ounctl
,.'' ~'` October 31, 2D01
,~'"f Page 3
6. Prov[de five-foot wide pedestrian walkways in accordance with City Ordinance,
7. Screen trash- areas on at ]east three (3) sides: Coordinate screened trash enclosure
locations and construction requirements u+ith Sanitary Service Company and provide a
letter of approval iiom their office prior to applying for building permits.
8. Per Ordinance 11-17-4.B., a conditional use permit, when granted, shall be valid for a
maximum period of eighteen (18) months unless othervvise approved by the City Council:
During this time, the permit holder must acquire building permits and' commence the
construction of permanent footings or structur. es. Time extensions are allowed per the
ordinance.
CONDITIONAL USE PE1tMIT - SITE SPECIFIC RE UIREMENTS
1. Handicap parking, associated signage and building construction shall meet the
requirements of the Americans with Disabilities Act (ADA) and the Fair Housing Act '
(FFIA). ]3y the architect or engineer's stamp on plans, they must certify that all
construction meets ADA and FHA Standards. It appears at least one- (1) additional
handicap parking stall is required to meet ADA/F1=:[A mjnjmUpl standards.
2. Ordinance 11-13-S.B. requires a minimum of two (2) parking stalls per dwelling unit for
multi-family residential uses. This would require a minimum of 144 on-site parking
stalls; only 111 stalls are provided (33 stall deficit). Approximately 1.5 stalls per unit are
provided. Senior apartment complex uniTS are not sPecificallw ad;!rr~ + ,; ~~;~ ~, ~~, ,_ ,;,yt
~u.u uiay ~~ crsnsidered a less intensive use than standard multi-family units. Tramore is
proposed to have 52 one bedroom units and 20 two' bedroom units. As such, there maybe
justification to allow a reduction under ties CUP process. The Applicant should address
anticipated parking needs as part of the writi:en ,response to this memo and the
Commission/Council may allow a reduction if 1 ],I stalls are deemed sufficient.
Allowance for visitor spaces should betaken into consideration.
3. As a condition of the CUP; Sta$' recommends a minimum 5-foot wide pathway be
constructed slang the ~sbuthem boundary of the subject lot,. extending from the eastern
property line to merge with the required sidewalk along' the east boundary of the ernry
drive. The pathway will provide an extension of the pathway already constructed
approximately 580 feet east in the Tremont Place Subdivision. The pathway may be
constructed either within'tbe Nme Mile Drain easement or outside but shall be in general
alignment with the Tremoru pathway.
-4. ---.---No-sidewalkYS-currently~showri adjacehFfb the main entry drive along the west side of
the parking lot. The Site Plan should be revised to reflect the Preliminary/Final plat
requirement for either as attached or detached •5-foot wide .sidewalk along the east
boundary of Lot ~'s flag portion.
5. Staff recommends. a future, 25-foot wide vehicular access point be preserved at the
' NP-0IAM, PFP -oI-0Ofi
p T1mme SUhdiwien
~{~j/~t~ rr~, cr 0 -Olt' :~
lea.
possible private conne
wind) Until:' such tit{
~. .-_,+ - ~z ~•~~~..~4su~=:•~+no xvenue;:conaecton,be
possible m the.fituse, staff recommends a..condition,of the CUP for Lot 1, Bloek'1 be
that a,velucular ;connection; must be made ,and;: the rparkine lot: re-dt+aivnerl ~+~
6.
7.