Tramore PFP 01-006BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
IN THE MATTER OF THE
j
REQUEST FOR
pRELEWMARy/FINAL PLAT FOR
)
TRAMORE SUBDIVISION OF 2
)
BUILDING LOTS ON 10 ACRES IN
)
AN L -O ZONE, LOCATED SOUTH
)
OF WEST PINE AVENUE AND
)
EAST OF NORTH LINDER ROAD,
)
MERIDIAN, IDAHO
j
BY: THOMAS DEVELOPMENT
j
CO.,
APPLICANT
C/C 12-18-01
Revised 1/11/02
Revised 09/30/2002
Case No. P/FP-01-006
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL
APPROVAL OF
PRE, LE IINARY/FINAL PLAT
The above entitled matter coming on regularly for public hearing before the City Council
on December 18, 2001, and Shari Stiles, Planning and Zoning Administrator, appeared and
testified at the hearing, and appearing and testifying on behalf of the Applicant was JoAnn Butler,
and the City Council having received a report from Shari Stiles, the Planning and Zoning
,Administrator, and the City Council having received as part of the record of this matter the
recommendation to City Council of the Planning and Zoning Commission and the applicant having
submitted the Plat Drawing described as follows, ,,TRAMORE SUBDIVISION PRELIMINARY
PLAT, A PORTION OF LOT 3 AND A PORTION OF LOT 4 OF WEST LAWN IU LS
SUBDIVISION AS RECORDED IN PLAT BOOK 02, PAGE 94 OF ADA COUNTY
RECORDS, IN THE N'/2 SW i/4 OF SECTION 12, T. 3 N., R. 1 W., BOISE MERIDIAN ADA
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - TRAMORE SUBDIVISION / 1
BY THOMAS DEVELOPMENT CO. (PFP-01-006)
COUNTY, IDAHO, PROJECT NO, B0012001, DRAWN BY: LMM, DATE: 09/10/01, SHEET
1 OF 1, submitted for preliminary/final plat approval and which preliminary/final plat application is
herein received and adjudged by the City Council pursuant to Meridian City Code, Section 12-3.
Therefore the City Council makes the following findings:
FINDINGS OF FACT
1. That the proposed development is in conformance with the Comprehensive Plan by
reason of the fact that it lies within the existing Urban Area as defined in the Meridian
Comprehensive Plan Generalized Land Use Map, Infrastructure Planning Analysis Comprehensive
Plan and Map, adopted December 21, 1993, and the property is presently zoned L -O Limited
Office District, and requires connection to the Municipal Water and Sewer System. [see Meridian
City Code, Section 11-7-2 I.]
2. The preliminary plat is in conformance with the Comprehensive Plan City of
Meridian adopted December 21, 1993, Ordinance No. 629.
3. It is determined that Urban Services can be made available to accommodate the
proposed development if the plat complies with the requirements and conditions hereinafter set
forth as conditions of preliminary plat approval.
4. The proposed development is a continuity of the proposed development within the
City's Capital Improvement Program and if the conditions which are requested by the Planning
and Zoning Administrator and the Engineering Technician III are met there will be public financial
capability of supporting services for the proposed development.
5. The development, if built in accordance with the conditions and as proposed, will
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
pR THOMAS DEVELOPMENT PLAT CO. AMORREi SUBDIVISION / 2
not create health, safety or environmental problems and there have been no specifics of any such
concerns brought to the Council's attention.
6. It is found that the Recommendation to City Council of the Planning and Zoning
Commission is reasonable and appropriate for the conditions of approval of the preliminary plat as
hereinafter set forth.
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City Code,
Section 12-3-5 and based upon the above and foregoing Findings of Fact which are herein
adopted:
IT IS HEREBY ORDERED AND THIS DOES ORDER
The Final Plat of the applicant as evidenced by A TRAMORE SUBDIVISION PRELIMINARY
PLAT, A PORTION OF LOT 3 AND A PORTION OF LOT 4 OF WEST LAWN HILLS
SUBDIVISION AS RECORDED IN PLAT BOOK 02, PAGE 94 OF ADA COUNTY
RECORDS, IN THEN'A SW '/4 OF SECTION 12, T. 3 N., R. 1 W., BOISE MERIDIAN ADA
COUNTY, IDAHO, PROJECT NO. B0012001, DRAWN BY: LMM, DATE: 09/10/01, SHEET
1 OF 1, submitted for preliminary/final plat.
1. The conditions of Staff pertaining to the Preliminary Plat and Preliminary/Final Plat
comments are as set forth in the Memorandum, which include the elimination of number 2 under
Landscaping & Fencing, and the elimination of all sentences except the last sentence in number 7
under Traffic / Vehicular, as shown by strike-throughs within Exhibit "A", to the Mayor and City
Council from Brad Hawkins -Clark, Planner for Planning and Zoning, and Bruce Freckleton,
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRTHOMAS D /FINAL PLAT - P-0 006) ORF SION
EVELOPMENT CO- / 3
Engineering Technician III, dated October 31, 2001, listing 17 Site Specific Comments and 7
Standard Requirements, a true and correct copy of which is attached hereto and marked Exhibit
"A", and consisting of nine pages, and by this reference incorporated herein, with the additional
requirements from the City Council at their meeting of December 18, 2001, and the requirements
are as follows, to -wit:
1.1. The City Council's action from their December 18, 2001 meeting, shall be
the revision of the Recommendation at page 4, item 2 g., pertaining to the
construction of the bridge over the Mme Mile Drain; that the applicant has
an agreement with the property owner to the south, and that property
owner shall construct, at their cost, a bridge over the drain prior to building
permits. However, the applicant cannot at this time commit the property
owner as to a time on the construction of said bridge.
2. The final plat upon which there is contained the Certification and signature of
the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be
signed only at such time as:
a. The Plat dimensions are approved by the City Engineer;
b. The City Engineer has verified that all off-site improvements are completed and/or
the appropriate letter of credit or cash has been issued guaranteeing the completion
of off-site and required on-site improvements; and
By action of the City Council at its regular meeting held on the l_ �—day of
2002.
By.
R B RT D. CORRIE
Mayor, City of Meridian
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
Y THOMAS DEVELOPMENT Co. gP-oi-oORE SUBDIVISION
B /
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Copy served upon Applicant,
and City Attorney.
the Planning and Zoning Department, Public Works
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - TRAMORE SUBDIVISION /
BY THOMAS DEVELOPMENT CO. (PFP-of-ooh)
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MEMORANDUM—
October 31, 2001
To: Mayor, City Council and Planning & Zoning Commission �I, �{
From: Brad Hawkins -Clary Planner ' &L RECEIVED
s' jED
Bruce Freckleton, Senior Engineering Tech J* NOY Q 1 2001
Re: Tramore Subdivision& Senior Community Cita' Of Meridian
Request for Conditional Use Permit fora 72- City Clerk Office
Complex on 4.30. acres in an L -O Zone by Thomas Development
Apartment
CUP -01-036), pment Co. (File
! Request for Preliminary/Final platof 2 Building Lots on 1Q.QQ aeres in a L-0
Zone by Thomas Development Co. (File PFP-01-00().
We have reviewed this submittal and offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or deleted.
by motion of the Meridian City Council:
APPLICATIONS SUMMAiRY
The applicant, Thomas Development Company, has applied for a Conditional Use Permit (CUP)
and Prelimirary/Final Plat approval of a 10 -acre parcel of land, located on West Pine Avenue.
The applicant's Preliminary/Final Plat request, if approved, will split the existing 10 -acre parcel
into two (2) building lots, including one flag lot: The'lots are separated by the Nine Mile Drain
and its associated 100 -foot wide easement. The plat is technically a resubdivision of portions of
two existing lots in the West Lawn Subdivision. The CUP proposes to construct one (1), three-
story, 72 -unit senior apartment complex on the north*lot with Pine Avenue frontage. No use is
proposed at this time for the lot south of the Nme'Mile Drain The subject property is currently
zoned Limited Office (L-0) and no rezone is proposed. The Applicant voluntarily held a
neighborhood meeting with surrounding property owners earlier this year and conducted a traffic
study on the impact of the development. While Staff is recommending approval of both
applications, we are recommending the Commission delay a final decision until the Applicant
resolves the driveway location with ACED (see Recommendations below).
NOTE- There were two (2) different detailed plans submitted in the meeting packets for the
senior apartments lot. One was labeled "Tramore Apartments Site Please P4=,, and dated I-11-00 and
the other dated 7-13-01: The CUP comments below address the 7-1301 plan. disregard
the 1 -II -OO plan. -
LOC— A --TION
The subject parcel of land is located on the south side of W: Pine Avenue, approximately 950
feet east of Linder Road. The property is east of and adjacent to the Sunbridge Rehabilitation and
CUP -01434 PFP-0l-0OQ-
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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.
SURROUNDING PROPERTIES
North: Six (6) 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: Sunbridge Rehab Living Center, zoned L-0.
CURRENT OWNERS OF RECORD
Western Sky Development, Inc., represented by Stephen R Lile, is the current property owner of
proposed Lot 2, and Sunnyridge Associates, represented by Robert R Angell, is the properly
owner of proposed Lot 1. Both owners have submitted consent for the subject applications.
PRELMNARY PLAT FINDINGS AND REOUIREMMNTS
Sections 12-3-3 1.2. 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:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds the proposed Preliminary/Final Plat to be in conformance with the
Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Staff finds that 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.
c. The continuity of, 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 supporting services for the proposed
development;
Staff finds that the development will not require public expenditures for supporting
services in excess of acceptable, standard levels.
CUP�I-03fi, PFP -0I.Oo6 T¢mma Suhdivisimt
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Page 3 -
e. The other health, safety or environmental .problems that may be brought to the
Commission's attention.
Staff finds that there are not anyother health, -Safety or environmental, problems
associated with this subdivision that should be brought to the. Council or Commission's
attention beyond any raised by the Health Department, NIv>ID or other public agencies.
The Nine Mile Drain is a significant natural feature that should be protected through
standard stormwater and run-off management practices.
We have reviewed this submittal and offer the.following comments, as conditions of the
application. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Council:
PRELAWENARY/FINAL PLAT -- SITE SPECIFIC COMIv1EN1'S
Landscaping & Fencing
L The Landscape Plan 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 plan 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
Peter landscaping adjacent to the UPRR right-of-way. Ordinance 12-12-9.9
requires a minimum 5 -foot wide landscape buffer with one (1) tree planted per
thirty-five (35) lineal feet.
b) The submitted plan includes five (5) conifers in the Pine A verUe street buffer, alt of
which will have to be replaced with a deciduous variety to comply with Ordinance
12-12-4.2. Revise plan accordingly.
c) Ordinance 12-12-8.2 requires a minimum five-foot wide perimeter landscape strip
along all lot lines that are adjacent to vehicular use areas. Applicant must submit a
revised plan showing a perimeter landscape strip, planted with one (1) tree per thirty-
five (35) lineal feet, along the west boundary of the entry drive, from Pine Avenue
south to the north easement line of the Nine Mile Drain. 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 of the time of development.
d) The proposed landscaping between the south end of the parking lot and the north
Mme Mile Drain easement lies within the future 20 -foot wide City of Meridian
sanitary sewer easement. Applicant must submit a revised plan that does not show
any trees within 'this 20 -foot easement. Shrubs .and groundcovers are permitted
outside the area of the access road.
Fifteen (15) copies of the revised landscape plan shall be submitted to the Planning and
Zoning Department.staff for a review of completeness prior to the P&Z Commission hearing.,
2.
CUP41-038. PFP-014H
Z ;b,Y `r 3 o?l 9
Tnmom5v6div.k,
October 3 i; 2001
Page 4
comer of the apartment build'
P . building will not meet minimum .front buildi a cS if a.
landscape common lot is added. The Applicant must submi ce application at least
20 days prior to the City Council heazin ow the front building setback to be
calculated from the right -of- i a common lot is added) or to allow the Pine.Avenue
I
b p ced within a landscape easement. Since the landscape frontage is
CMS. -..1J • -
3. No fencing is proposed as part of the application_ If the Applicant intends to install any
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.
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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,rA
Y
b ' th
emsa equivalent number of caliper inches of trees that were removed.
1 ..
5: All required landscaping and fencing (should the Commission or Council require it) shall be
installed prior to the issuance of a Certificate of Occupancy for any building on either lot in
the subdivision. A letter of credit or cash in the amount of 110% will be required for these w `
improvements prior to the City's signature on the Final Plat.
Traffic / Vehicniar
6. The Preliminary Plat does not show rnrh. mrtFer nr
poRiou of Lot 2 (entry drive). North of the Nine Mile Drain north easement line in Lot 2, the
Applicant shall revise the Preliminary Plat to .include � landscaping on the
west side of the lot and curb, gutter and sidewalk on,the east side of the lot. This will
accommodate both vehicular and pedestrian connection acrbss the drain in the future. ti
7.
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tom; e21 condition of the Final Plat shall be that a vehicular bridge must be.
constructed prior to the issuance of a building permit for Lot.2, Block 1.
CLIA-01-016•AA 41-0 6
Tlmlomub&W=
October 3 L, 2001
iy Page 5
? 8. Due to the potential westward extensions of W. %rdaho Ave. and W. Broadway Ave.,which
currently stub to the west property line of Tremont Subdivision approximately 600 feet to the
east of subject property, Staff recommends a vehicular access point be preserved along the
east property line of Lot 2, Block 1. Staff does not foresee a public street, dedication within
Tramore Subdivision, but we are recommending the layout/design of TraMIE-
more't
account the possibility of accessing a new, future public street adjacent to it oundary.
(Please refer to the attached concepivai drawing.) This will alio rngress/egr�ss points
for Lot 2 rather than a single access to Pine Avenu raving overall connectivity and
emergency accessibility. Staff recommend rtion of the Tramore Subdivision Final Plat
be that Lot 2, Block I shall e a minimum 25 -foot wide vehicular access drive at a
point on its east r me, south of the Nine Mile Drain easement, for a second, future
access rc street If W. Broadway Ave. is not extended in the future, said condition
rr p�ov4de ewa�^�arrcr access �s a�p�oded
parking by �
9. A(1 e.rF
p g shall be retained on-site for all. buildings and businesses within the subdivision.
All parking and areas of circulation on the two lots shall be paved, striped, and meet
minimum dimension requirements and number of stalls as per City Ordinance. Handicapped
parking must meet the standards of the Americans with Disabilities Act.
Public Works
10. Sanitary sewer and water service to this subdivision will be via existing gravity sewer and
water mains located in adjacent developments. Applicant will be responsible to construct
mains to and through this proposed development. Subdivision designer to coordinate main
sizing and routing with the Public Works Department.
11. A drainage plan designed by a State of Idaho licensed architect or engineer is required and
shall be submitted to the City Engineer (Ord. 557, I0-1-91) for all off-street parking areas.
Stone water treatment and disposal must be designed in accordance with Department of
Environmental Quality 1997 publication, "Catalog .of Storm Water Best Management
Practices for Idaho Cities and Counties" and City of Meridian standards and policies. Off-
site disposal into a surface water is prohibited unless the jurisdiction which has authority over
the receiving stream provides written authorization prior to development plan approval The
applicant is responsible for filing all, necessary applications with the Idaho Department of
Water Resources regarding Shallow Injection Wells 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 sanitary sewer easement in favor of the City of Meridian
along the southern boundary of Lot 1, Block 1. Applicant shall be responsible to construct an
W) eight -inch diameter sewer main within said easement to the east boundary Iine. A
minimum 20 -foot wide access roadp shall also be required over said sewer main.
'Luk a�an.Gt,
14. With the exception A e Mine Mile Drain, alt existing irrigation/drainage ditches crossing
the property to be included in this project, shall be tiled per City Ordinance 12-4-13.A! Plans
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Will need to be approved by the appropriate irrigation/drainage district, or lateral users
association, with written confirmation of said approval submitted to the Public Works
Depamrtent.
15. Please add or revise the following Final Plat Note(,):
(1 •) ...applicable zoning and subdivision regulations...
(2.) ...building permit. ar—� ;tahl'gig , i
(3.) DELETE '
W`sl ua . unless dimensioned otherwise.
(6.) DELETE
(8.) DELETE
(9.) DELETE
(10.) ...Idaho Code, or its provisions that apply to irrigation rights
(11.) DELETE
(12.) DELETE
(14.)14 twenty.(20) foot wide permanent sanitary sewer easement in favor of the City
ofMeridian is locatedalong the southern b
(15.) 14 one hundred foot (100 i wide eadstiin ampLot I, Block 1.
easement is Iocaled along the MneMile Drain. as shy Meridian Irrigation District
(16.) The owner of each lot, across which passes an irrigation,&ainage ditch or pipe,
is responsible for the maintenance thereof, unless such responsibility is assumed by
an i7rgatlon/drainage district.
(17.) The bottom elevation of sftelural footings
above the highest eshall be set a mi>rim�mi of 12 -inches
s7ablished normal ground water elevation.
(18.) As depicted onRMpanel 231, portion's of this su&dr'vision lie within the 100
and500 year floodplain
16. Change the description of the easement symbol in the
hplat legend to read "Public Utilities,Drainage, and Irrigation Easement" .
17' Revise the owner's names in the Certificate of Owners.
1• Any existing domestic'arells and/,or septic systems within this project will have to be
e
removed from their domestic service per City Ordinance; Section 5-7-517. Wells may be
used for non-domstic purposes such as landscape irrigation
2. Please submit a copy of the Ada County Street Name Co
for the subdivision name, lot and block numbering. Make any final approval letter
conform. Assessment fees for water �' corrections necessary to
buildingand sewer Service' will be determined during the
plan review process.
3• Coordinate fire hydrant placement with the City of Meridian Public Works Department.
4. Execute the Certificate Of Owners and its accompanying lkcknowledgem ent.
' CUA -0I -00E, PPA -01.006
T+ Sub"im
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Page 7
5. Two -hundred -fifty watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense.
6. Underground year-round pressurized irrigation must be provided to all landscape areas on
site. Please submit hook-up and design details based on the proposed landscaping. Due
to the size of landscaped area, primary water supply connection to the City's mains will
not be allowed. Applicant shall be required to utilize any existing surface or well water
for the primary source. If City water is proposed as a secondary source, developer shall.
be responsible to pay water assessments for the entire common open area.
7. Please address, in written form, all above-mentioned items and submit to the City Clerk's
office by 12:00 P.M of the Friday prior to the scheduled meeting of the Planning &
Zoning Commission. Prior to development plan approval, three copies of the revised plat
must be reviewed by the Public Works Department for compliance with all conditions of
plat approval
Prefiminarv/Final P]at Recommendation
Staff recommends approval of the Preliminary/Final PIat application with the above-mentioned
conditions,
boundary be relocated to the east. This will impact the entire co
a Site Plan
as well as force a re -design of the sewer. Staff r e Commission withhold any final
approval until this issue is re een the Applicant and ACED and the City receives a
Prelimin utility plans) and CUP Site Plan that complies with ACIID', driveway
CONDITIONAL USE PERMIT — STANDARD REQUIREMENTS
I. 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.
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.
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.
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.
5. All signage shall be in accordance with the standards set forth in Ordinance 11-14 or as
specifically approved. No temporary signage, stags, banners or flashi
permitted. ng signs will be
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October 31, 2001
Page 8
6. Provide five-foot wide pedestrian walkways in accordance with City Ordinance.
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.
8. Per Ordinance 11-17-4.13., 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.
CONDITIONAL 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
(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. 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 I 1 I 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 may be
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/Council may allow a reduction if 11.1 stalls are deemed sufficient.
Allowance for visitor spaces should be taken into consideration.
3. As a condition of the CUP, Staff recommends a minimum 5 -foot wide pathway be
constructed along the lsbuthern boundary of the subject lot, extending from the eastern
Property he to merge with the required sidewalk along the east boundary of the entry
drive. The pathway wilt provide an extension of the pathway already constructed
approximately 580 feet east in the Tremont PIace Subdivision. The pathway may be
constructed either within'the Nine Mile Drain easement or outside but shall be in general
alignment with the Tremont pathway.
4. No sidewalk is currently'shown adjacent to 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 an attached or detached '5 -foot wide .sidewalk along the east
boundary of Lot.2's flag portion.
5. Staff recommends a future, 25 -foot wide vehicular. access point be preserved at the
CUP -01-07§, PFP-01-006 ,
it