HomeMy WebLinkAbout2000Findings~ - ~.
HUB OF TREASURE ~
MAYOR
Robert D. Come
CITY COUNCIL MEMBERS
Ron Anderson
Keith Bird
Tammy deWeerd
Cherie McCandless
ALLEY
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4•l33 • Fax (208) 887-4813
City Clerk Office Fax (208) 888-42L~
LEGAL DEPARTMENT
(208) 288-2499 • Fax 288-2501
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 • Fax 888-6854
MEMORANDUM: March 20, 2000
To: Planning & Zoning Commission/Mayor & City Council ~,EcEivFi~
From: Bruce Freckleton, Senior Engineering Technician~~ ~A~ 2 ~ 2~~~
Brad Hawkins-Clazk, PlannerS+1C- City of `Ieridian
Christy Richardson, Planne>~ City Clerk Office
Re: - Request for a Annexation and Zoning of 16.1 Acres from R-T to C-G by
Overland, L.L.C. (File AZ-00-004)
- Rezone of 37.6 Acres from R-4 to L-O by G.L. Voigt (File RZ-00-003)
- Preliminary Plat of 107.06 Acres by G.L. Voigt (File PP-DO-00~
- Conditional Use Permit for a Planned Commercial Development
(RESOLUTION PLAZA) consisting of Multi-Family, Commercial, Office
and LDS Seminary in the proposed L-O and C-G Zones (File CUP-00-O1 ~
- Conditional Use Permit fora 200 Unit Luxury Apartment Complex by Desert
West Properties, L.L.C. (File CUP-00-O15)
- Conditional Use Permit fora 86,160 Square Foot Ice Arena by Pat McKeegan
(File CUP-00-01 ~
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 SUMMARY
There are six (6) separate applications covered in this report, each addressed separately after the
summary. Five of the applications aze associated with two parcels and propose a Planned
Commercial Development (PD-C), generally located at the SE corner of Overland and South
Locust Grove Roads. The sixth application (preliminary plat) also includes a 55-acre parcel to
the south of the PD-C owned by the Meridian School District and site of a future high school.
The PD-C proposed uses include retail, office, an LDS Seminary, a 1,430-seat ice hockey arena
(two rinks), a daycare and a 200-unit luxury apartment complex. The annexation application
applies only to the 16-acre parcel west of the Hunter Lateral. The rezone application applies only
to the 37.64-acre pazcel south of Overland and east of the Hunter.
Since ACHD has not yet submitted a report on the Preliminazy Plat or three (3) CUP
applications, Staff is recommending these four (4) applications be continued or tabled.
~Cf~fiQlZ ~~Ji/Ze.55 ~`A
AZ-00-004, RZ-00-007, PP-00-006 Rzsolution Plaza.AZ.RL.PP.CUP.doc
CUP-00-017, CUP-00-016, CUP-00-0IS
Mayor, Council and P&Z
March 20, 2000
Page 2
LOCATION
The property is generally located at the SE corner of Overland Road and South Locust Grove
Road with approximately %2 mile of frontage along Overland. The future high school pazcel is
currently land-locked and directly south of the 36-acre parcel.
SURROUNDING PROPERTIES
North - R.V. pazk, Cesco (John Deere), Transport, Truck & Trailers, future location of Treasure
Valley Music, and two vacant parcels. All are zoned C-G (Meridian).
South - An LDS church is currently being constructed on the Ada County parcel immediately
south of the Overland, LLC pazcel fronting on Locust Grove. Rim View Subdivision, zoned R1
in Ada County, is south of the church. Raven Hill and Los Alamitos Subdivision, zoned R4
(Meridian), lie south of the school pazcel.
East -Several lazge, vacant parcels currently in agricultural use are east of the subject parcels.
All aze zoned RT (Ada County).
West -Several phases of Sportsman Pointe Subdivision, zoned R4, lies across Locust Grove
Road to the west. There is also an unplatted, triangular shaped pazcel at the SW corner of the
intersection that is not in City limits, zoned RT (Ada Co.), with a single family residence.
CURRENT OWNERS OF RECORD
Gary L. Voigt is the property owner of the 37.6 acre parcel. Craig Groves and Greg Johnson
(Overland LLC) aze the owners of the 16.1 acre pazcel. Meridian Joint School District No. 2 is
the owner of the 55 acre parcel. All owners have submitted consent to be a part of these
applications.
GENERAL COMMENTS/OVERVIEW (All Applications)
1. The 1993 Meridian Comprehensive Plan was amended by Resolution #266 (File CPA-99-
005) for the Voigt and Overland LLC parcels from .Single Family Residential to
Mixed/Planned Use Development on 11-16-99 by action of the City Council. Under the
amended Mixed Use designation, the proposed uses aze permitted.
2. The applicant has proposed a tentative phasing plan consisting of four levels of priority:
Phase I -Ice Hockey Facility (Construction anticipated in year 2000)
Phase II -Apartment Complex Site "B" (Construction anticipated in year 2001)
Phase III - Office/Retail Site "C" (Schedule dependent on tenant sales)
Phase IV -Commercial/Office Site "A" (Applicant anticipates that this corner will
not develop until the Locust Grove overpass is constructed.)
NOTE: The Final Plat must be recorded prior to issuance of any building permits or Certificates
of Zoning Compliance.
3. The Meridian School District will be a party to the preliminary plat at the City's request. The
Meridian School District does not support nor oppose the Resolution Plaza project. It should
be noted that the School District plans a High School on their 54.99 acre site. Development
of the school site is contingent on a bond issue. The school district has indicated that a bond
AZ-00-004, RZ-00-003, PP-00-006
CUP-00-017, CUP-00-016, CUP-00-015
Resolution Plala.AZ.RZ.PP.CUP.doc
Mayor, Council and P&Z •
Mazch 20, 2000
Page 3
issue for the high school will be submitted for a vote in the fall of 2000. If approved,
construction of the school will take place in 2001.
4. On July 19, 1999, the APA (COMPASS) Board of Directors moved the proposed Locust
Grove/I-84 overpass from the Destination 2020 Plan (soft projection) to the Transportation
Improvement Plan (hard planning document). APA projects a dramatic increase in traffic for
South Locust Grove when the overpass is constructed and they support a transportation
management plan be developed for this project to coordinate the commuter needs of future
residents and employees.
GENERAL REQUIREMENTS (All Applications)
1. Any existing irrigation/drainage ditches crossing the property to be included in this
project shall be tiled per City Ordinance. The ditches to be piped should be shown on the
site plans. Plans will need to be approved by the appropriate irrigation drainage district,
with written confirmation of said approval submitted. to the Public Works Department.
No variances have been requested for tiling of any ditches crossing this project.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance. Wells may be used for non-
domestic purposes such as landscape irrigation.
3. Off-street pazking shall be provided in accordance with City of Meridian Zoning and
Development Ordinance and/or as detailed in site-specific requirements.
4. 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.
5. A drainage plan designed by a State of Idaho licensed azchitect 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.
6. Outside lighting shall be designed and placed so as not to direct illumination on any
neazby residential azeas and in accordance with City Ordinance Section.
7. All signage shall be in accordance with the standards set forth in the City of Meridian
Zoning and Development Ordinance. No temporary signage, flags, banners or flashing
signs will be permitted.
8. Provide five-foot-wide sidewalks in accordance.with City Ordinance.
9. All construction shall conform to the requirements of the Americans with Disabilities
Act.
AZ-00-004, RZ-00-003, PP-00-006
CUP-00-017, CUP-00-016, CUP-00.015
Rewlution PIaza.AZ.RZ.PP.CUP.doc
Mayor, Council and P&Z.
March 20, 2000
Page 4 '
ANNEXATION & ZONING REQUIREMENTS (File AZ-00-004)
The legal description submitted in the application appears to meet the requirements of the
City of Meridian and State Tax Commission. The parcel is contiguous to the existing
corporate city limits of Meridian.
2. Staff agrees with the Applicant's forecast that the Overland/Locust Grove area will
become a major intersection, especially with the construction of the I-84/Locust Grove
overpass. Staff also agrees that neighborhood commercial services are needed in this area
to service the existing residential subdivisions and proposed apartment complex
residents. However, we do not support the proposed C-G zone. Staff recommends a
lower-intensity commercial zone, Neighborhood Commercial (C-N). All of the proposed
uses listed in item #10 of the application (retail,. day care, and office) are permitted either
outright or with a CUP in both the C-N and C-G. But there are several uses permitted in
the C-G that are prohibited in the C-N, including auto repair, service stations, hotels,
truck stops, heavy equipment sales and auto sales lots. Given the previously stated
concerns of the Sportsman Pointe and Los Alamitos residents and the increased number
of children in the apartment complex, Staff feel the down-zoned C-N is a more
appropriate zone and will adequately meet the development intentions of the Applicant.
3. The subject lots can be adequately served by public facilities, and the proposed uses will
allow for orderly expansion of the city limits.
4. A Development Agreement will be required as a condition of annexation
Annexation Recommendation
Staff recommends approval of the annexation but denial of the requested C-G zone. We
recommend C-N zoning.
REZONE REQUIREMENTS (File RZ-00-003)
The legal description submitted in the application appears to meet the requirements of the
City of Meridian and State Tax Commission.
2. Staff agrees with the proposed Limited Office (L-O) zone. It is the most appropriate zone
for the proposed mixed uses within the Planned Development.
The subject lot can be adequately served by public facilities, and the proposed uses will
allow for orderly expansion of the city limits.
4. A Development Agreement will be required as a condition of rezone.
Rezone Recommendation
Staff recommends approval of the rezone with the requested L-O zone.
AZ-00-OOa, RZ-00-003, PP-00-006
CUP-00-OI7, CUP-00-016, CUP-00-OIS
Resolution PIau.AZ.RZ.PP.CUP.doc
Mayor, Council and P&Z
March 20, 2000
Page 5
PRELIMINARY PLAT GENERAL COMMENTS (File PP-00-006)
Submit letter from the Ada County Street Name Committee, approving the subdivision
and street names. Make any corrections necessary to conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3. Assessment fees for water and sewer service are determined during the building plan
review process. Applicant shall be required to enter into a Re-Assessment Agreement
with the City of Meridian for all commercial uses. An assessment agreement is a vehicle
that protects the City of Meridian and the Developer in the event that estimated
assessments are not in line with actual usages. The agreement provides for
reimbursement to the developer for over payment of assessments and payment to the City
of Meridian of any shortfall in assessments. The overpayment/shortfall is determined
after adequate historical usage.
PRLIMINARY PLAT REQUIREMENTS (File PP-00-006)
1. Sanitary sewer service to this site will be via extensions from the Five Mile Trunk that is
currently under construction by this applicant. Applicant will be responsible to construct
the sewer mains to and through this proposed development. Subdivision designer to
coordinate main sizing and routing with the Public Works Department. Sewer manholes
are to be provided to keep the sewer lines on the south and west sides of the centerline.
2. Water service to this site will be via extensions from newly constructed mains under the
interstate, and from extensions of existing mains installed in adjacent developments.
Applicant will be responsible to construct the water mains to and through this proposed
development. Subdivision designer to coordinate main sizing and routing with the Public
Works Department. Please provide the Public works department with information on
anticipated fire flow and domestic water requirements for the proposed site. Water
service to this development is contingent upon positive results from a hydraulic analysis
by our computer model. Flow and pressure from the existing mains should be monitored
with the Meridian Water Department. '
3. Two-hundred-fifty- and 100-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. Typical locations are at street intersections and/or fire hydrants.
4. 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.
AZ-00-004, RZ-00-007, PP-00-006
CUP-00-017, CUP-00-016, CUP-00-015
Resolution Plaza.AZ.RZ.PP.CUP.doc
Mayor, Council and P&Z
March 20, 2000
Page 6
5. Applicant has not indicated whether the pressurized irrigation system within this
development is to be owned and maintained by an association or the Nampa & Meridian
Irrigation District. If the system is being proposed as a private system, plans and
specifications for the irrigation system shall be reviewed by the Public Works
Department as part of the development plan• review process. A draft copy of the
pressurized irrigation system O&M manual must be submitted prior to plan approval. The
City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a creek or well source is not available, asingle-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the
developer shall be responsible for the payment of assessments for the common areas prior
to signature on the final plat by the Meridian City Engineer. If City water is proposed as
a secondary source, developer shall be responsible to pay water assessments for the entire
common open area.
6. Show all existing easements for irrigation drainage facilities located within the
boundaries of this proposed development (i.e. Hunter Lateral easements).
7. Detailed landscape plans for the Overland Road and Locust Grove Road landscape
frontage buffers and for street landscaping along Millenium Way and Celebration
Avenue shall be submitted for review and approval with submittal of the Final Plat
application. This requirement does not include interior lot landscaping. Interior
landscaping will be dealt with on a site by site review basis with future CUP applications.
A letter of credit or cash surety will be required for the improvements prior to signature
on the Final Plat.
8. Staff recommends the Overland and Locust Road landscape buffers be platted as separate
common lots within the subdivision and maintenance be the responsibility of the
Development Committee/Association. The draft CC&Rs submitted with the application
states each separate lot owner in the subdivision will be responsible for construction,
installation and maintenance of landscaping on each building site. By placing
responsibility for the arterial landscape buffers with a single entity (the Association),
greater consistency of design and maintenance may be achieved. At a minimum, the
landscape buffers shall be placed within a permanent landscape easement designated as
such on the plat. No easements are currently shown.
9. Six-foot-high, permanent perimeter fencing shall be required along the eastern boundary
of Lot 1, Block 3, and Lot 2, Block 1, and along the southern boundary of Lot 15 & 16,
Block 1. Submit detailed fencing plans for review and approval with submittal of the
Final Plat. All required fencing is to be in place prior to issuance of building permits.
10. The Applicant is proposing to construct a fence along the east boundary of the Hunter
Lateral. Staff recommends the Lateral be piped and no fence constructed. Given the
close proximity of the proposed 200 unit apartment complex, High School, and Daycare,
staff recommends the applicant be required to comply with Ord.12-4-13 (Piping of
AZ-00-004, RZ-00-0OJ, PP-00-006
CUP-00.017, CUP-00.016, CUP-00-015
Rewlution Plara.AZ.RZ.PP.CUP.doc
Mayor, Council and P&Z •
Mazch 20, 2000
Page 7
Ditches). The City required the developers of Raven Hill and Los Alamitos subdivisions
(upstream from subject site) to the the Hunter and see no reason this site should receive
an exemption from the piping ordinance.
1 1. Applicant shall provide a vehicular access across the Hunter Lateral from the proposed
apartment complex (Site "B") to the proposed Office/Retail area (Site "A"). The purpose
of this connection is to minimize the vehicular impact on Overland Road and to provide
an internal connection to the Daycare and Retail sites. The Transportation Impact Study
submitted by Dobie Engineering, Inc. assumed 20% of the office and day care traffic
would be captured within the complex. However, this capturing cannot take place unless
an internal access road is provided. If a connection is not provided across the Hunter, an
additional 20% of vehicle trips would be added to Overland Road (based on Dobie's
estimations).
12. Applicant has provided the minimum required 35 feet of landscape buffer along Overland
Road, an entryway corridor. Staff agrees. They show 25 feet of landscape buffer along
Locust Grove Road (including the 5 foot wide detached sidewalk). Since Locust Grove is
not listed as an entryway corridor, Staff supports the 25-foot buffer width for this arterial.
At a minimum, the Overland Road landscape buffer must be completed from the eastern
property boundary to 30 feet west of Millenium Way prior to issuance of certificate of
occupancy for any building within the subdivision.
13. Applicant is proposing a 30-foot wide private road (Y2K Lane) to serve Lot 6 and 8,
Block 1. Applicant should explain the purpose for the private classification and whether
or not sidewalks will be provided. All private roads must approved by the City Council.
Staff questions the intent of the private classification, particularly when this will be the
first drive providing access into the site for eastbound traffic on Overland and will likely
be heavily used. If approved, Staff recommends 5-foot sidewalks be provided on at least
one (1) side of the road.
Preliminary Plat Recommendation
Staff recommends approval of the preliminary plat with the following conditions: a) additional
fencing is provided, b) the Hunter Lateral is tiled, c) provide a single vehicular connection across
the Hunter Lateral, and d) landscaping is provided and constructed per item #12. Until the City
receives a copy of the ACHD report, the public heazing should be continued.
CUP (PUD/COMMERCIAL) REQUIREMENTS (File CUP-00-017)
As part of a conditional use permit, the City of Meridian may impose restrictions and
conditions in addition to current City Ordinances.
2. This Conditional Use Permit is for the overall concept only. Future phases of the project
will require separate Conditional Use Permits for each phase and each must substantially
comply with the final approved Concept Plan.
AZ-00-004, RZ-00-007, PP-00-006
CUP-00-017, CUP-00-016, CUP•00.OIS
Rewlution PIua.AZ.RZ.PP.CUP.doc
Mayor, Council and P&Z
March 20, 2000
Page 8
3. Conceptually (based upon the submitted Overall Preliminary Site Plan dated 2-01-00),
staff believes the project is in accord with the purpose of Planned Developments as
outlined in the Subdivision & Development Ordinance. The mixed residential, office,
recreation and retail uses meet the intent of the Comprehensive Plan and should
contribute to a reduction in traffic in this area.
4. Planned Development Regulations: As a mixed/planned use development, the Resolution
Plaza development must comply with the following sections of the subdivision
ordinance: 12-6-4 Procedures for Planned Developments, 12-6-6 General Regulations for
Planned Development, and 12-6-7 General Standards for Planned Developments. In
addition, residential areas must comply with 12-6-8-A Design Standards for Planned
Development-Residential. All commercial and office uses must comply with 12-6-8-B
Design Standards for Planned Development-Commercial.
5. Colored Rendering: Colored renderings of the development must be submitted prior to
the City Council meeting to meet the intent of Section 12-6-4 of the PD ordinance.
6. Open Space: All Planned Developments (PD) are required to have at least 10% of the
gross land area of the PD as common open space as 12-6-7-E-5. The total common open
space calculation for Resolution Plaza is shown separately on Sheets 1-3 (Sites "A" -
"C"). Site "A" is 4.53 acres (1.44 required), Site "B" is 5.29 acres (1.45 required), and
Site "C" is 4.10 acres (1.86 required). These calculations include landscape buffers and
islands. Standard practice has been that residential PD's cannot count required buffers
and landscape setbacks toward the 10% open space requirement, but commercial PD's
have been allowed to count it.
Total gross site acreage for the Resolution Plaza project is 47.04 acres (excluding public
rights-of--way). 10% open space would be 4.7 ages. The minimum amount of open space
has been met. All open space delineated as common open space must meet all standards
of 12-6-7-E.
7. Parking: The matrix below summarizes the total off-street parking counts for the
conceptual PD-C:
Site /Use Parkin Pro osed Parkin Re uired
Site "A" -- --
- Retail ads N of first drivewa 3 257 250
- Retail & office ads b/w drivewa s (2) 183 181
-Office & da care ads S of second drivewa 189 100 est.)
Site "A" Total 629 531
Site "B" A artment com lex 553* 460 (2.3/d.u.)
Site "C" -- --
- Retail & office ads on Y2K Lane (2) 156 151
AZ-00-004, RZ-00-003, PP-00-006
CUP-00-017, CUP-00-016, CUP-00-OIS
Rewlution PIaza.AZ.RZ.PP.CUP.doc
Mayor, Council and P&Z
March 20, 2000
Page 9
- LDS Semin 17 20 (est.)
- Office buildin s S of Gala St. 2 129 98
- Retail & office buildin s N of Gala St. 2 317 287
- Ice Arena 278 286 1/5 seats
*The Applicant is proposing 152 tandem parking spaces for the complex. The P&Z
Commission discouraged tandem parking for a proposed apartment complex of similar
size in October 1999 (I~alerie Heights). If the tandem parking is subtracted from the total
parking spaces, their total provided would be 401 spaces.
On the Site "A" plan, a row of parking is proposed along the south edge of the north
driveway and along both the north and south edges of the south driveway with no
separation. Given the likelihood of these private driveways receiving high volumes of
traffic at build-out (functioning more as public roads), Staff feels this design would be
unsafe and should be relocated. The first parking stalls are less than 40 feet from the
property line and vehicles backing out of the stalls into the drive aisle will likely be a
hazard for vehicles entering the site off Locust Grove.
The proposed Ice Arena seats a total of 1,430 people. Technically, the Applicant meets
City ordinance, which is based on one stall for every 5 seats. If one assumes the arena
will utilize the parking north of Gala Street for evening events, an additional 317 stalls
could feasibly be added to serve the arena, providing a total of 595 stalls. The Applicant
should provide more detail on the hours of operation for the ice arena and their
experience with other similar venues and whether or not both rinks will be used
simultaneously.
8. Parking Lot Landscaping: Landscape islands serving a single row of parking shall have
one tree. Islands serving a double row of parking shall have two trees. A minimum of
one 3" caliper tree per 1500 square feet of asphalt (including driveways connecting from
the loop road) is required per City Ordinance.
9. Streets and Circulation: Staff agrees with the proposed stub road (Gala Street) to the east,
unplatted property. As stated in the Preliminary Plat comments, we recommend access be
provided internally with a connection between Sites "A" and "B". There is a conflict
between the Concept Plan and Plat for the Seminary site. The plat proposes a flag lot for
Lot 4, Block 1 (the proposed 19,648 s.f. office building), with the flag serving as the
driveway. However, the Concept Plan shows the seminary utilizing the flag driveway, not
the office. Staff does not disagree with the design, but it should be noted for future cross
access agreements.
10. Signage: The Applicant submitted a letter from Idaho Electric Signs regarding signage
for the apartment complex and a letter from Patrick McKeegan outlining intent for the ice
arena signage. The monument signs shall not exceed 70 s.f. All signage throughout the
PD-C shall be coordinated and complement building materials and themes. This applies
to all future buildings.
AZ-00-004, RZ-00-003, PP-00-006
CUP-00-017, CUP-00-016, CUP-00-015
Resolution PIaza.AZ.RZ.PP.CUP.doc
Mayor, Council and P&Z
March 20, 2000 ~ -
Page 10
11. Storage Areas: Per Ordinance 12-6-8.A.1, Storage azeas shall be provided for the
anticipated needs of boats, campers, motorhomes, and trailers. No such azeas are
designated on the Site Plan. Applicant shall either provide a storage area adequate to
serve every two (2) living units or provide evidence that storage needs can be met
through an alternative method.
12. Maintenance Building: A maintenance building or approved area shall be provided that is
suitable for the services required for the repair and maintenance of all common areas as
per Section 9-607.H.3.
13. Trash Enclosures: No trash enclosures are shown on the Conceptual Site Plan. Staff
recommends all such areas be situated outside of view from either Overland or Locust
Grove Roads. Applicant shall coordinate locations and construction requirements of the
required trash enclosures with Meridian Sanitary Service, Inc., and provide a letter of
approval from their office when applying for a Certificate of Zoning Compliance.
14. Hours of Operation: No details of hours of operation are provided. For the future CUP
applications, all office and retail uses should be harmonious with the apartment complex
and residential homes to the west.
15. Alternative Transportation Options: At build-out, this site will serve as a principal center
of employment for the east Meridian/west Boise azea. While Boise Urban Stages does not
currently service Overland Road, it has the potential to be a likely destination point for
mass transit in the future. Staff strongly recommends an area be designated and/or
preserved on the Concept Plan for a future bus stop. We also recommend the inclusion of
bicycle racks at all office and retail buildings and the ice hockey arena.
16. All conditions placed on this application shall run with the land and shall not lapse or be
waived as the result of any change in tenancy or ownership of any or all of the lands
governed by this CUP application. All such conditions shall be deemed the requirements
for the issuance of a Certificate of Occupancy for any use or structure as per City
Ordinance.
17. Applicant shall utilize the Ada County Highway District design standards for the private
street within this development, with the exception of width requirements. Street designs
shall be reviewed and approved by the City of Meridian Public Works Department.
PD-C Recommendation
Staff recommends approval of the concept plan with the above conditions. The hearing should be
continued until ACRD submits a report.
AZ-00-004, RZ-00-003, PP-00.006
CUP-00-017, CUP-00-016, CUP-00.015
Resolution Plaza.AZ.RZ.PP.CUP.doc
Mayor, Council and P&Z ~ •
March 20, 2000
Page 11
CUP (APARTMENT COMPLEX) REQUIREMENTS (File CUP-00-017)
1. All requirements provided in the PD-C section that apply to Site "B" (apartment complex)
shall be incorporated here.
2. The Applicant is proposing to construct the complex in two (2) phases, with the first phase
consisting of approximately 140 units and the clubhouse. Staff recommends the number of
units constructed in phase 1 be limited to a maximum of thirty (30) dwelling units and that no
more units be granted occupancy until Overland Road capacity is improved.
Overland Road between Locust Grove and Eagle Road is currently atwo-lane, non-
signalized arterial. Numerous traffic concerns have been entered into the public record
regazding the capacity of both Overland Road and Locust Grove Road. Traffic was cited as
one of the principal reasons for the City's denial of the proposed Sundance Apartments at the
NW corner of Locust Grove Road and Overland Road last Fall. Dobie Engineering's traffic
study lists Overland Road (east of Locust Grove Road) as having 11,230 vehicles/day in
7/98. Over the past twenty (20) months, this figure has certainly increased; especially
factoring in the new homes built in Sherbrooke Hollows to the south. Dobie's study estimates
1,170 new trips/day to be generated by the apartment complex and 335 new trips/day
generated by the ice azena. The study also projects a Level of Service "F" for the left-turn
outs from all three Overland Road driveways until signals aze installed. The study further
assumes the high school, potentially slated for construction in 2001 (which is the same year
as the apartment complex), will generate 3,000 trips/day and 250 peak hour trips.
Overland Road is designated in the Transportation Improvement Program (TIP) as a 5-lane
arterial with bike lanes to be constructed in 2005. Staff believes that limiting new
development on the subject site, to the Ice Arena and thirty (30) apartments would facilitate a
smoother transition for the neighborhoods and ease the impact on Overland Road until such
time as it is widened and signalized.
3. All applicable Fair Housing and ADA requirements for multi-family housing must be met,
including accessibility design for the ground floor units. Handicap parking shall be provided
to serve the Clubhouse.
CUP (Apartments) Recommendation
Staff recommends approval of the Conditional Use Permit with the condition that only the
clubhouse and thirty (30) dwelling units receive occupancy until Overland Road is improved.
The hearing should be continued until ACRD submits a report.
CUP ("THE POND"-ICE ARENA) REQUIREMENTS (File CUP-00-015)
All requirements provided in the PD-C section that apply to Site "C" (ice arena) shall be
incorporated here.
2. A minimum of seven (7) handicap accessible spaces must be provided to directly serve this
AZ-00-004, RZ-00-007, PP-00-006
CUP-00-017, CUP-00-016, CUP-00-015
Resolution PIaza.AZ.RZ.PP.CUP.doc
Mayor, Council and P&Z •
Mazch 20, 2000 _
Page 12
facility. Only two (2) are shown. Revise site plan accordingly.
CUP (Ice Arena) Recommendation
Staff recommends approval of the Conditional Use Permit. The hearing should be continued until
ACHD submits a report.
COMPREHENSIVE PLAN ANALYSIS
The 1993 Comprehensive Plan contains a variety of goals and policies relevant to this
application. The following sections most directly apply to the proposed project and are repeated
here for the Council and Commission's consideration during the hearing process.
Goal 3 is "to encourage the kind of economic growth and development which supplies
employment and economic self-sufficiency for existing and future residents, reduces the present
reliance on Boise and strengthens the City's ability to finance and implement public
improvements, services, and its open space chazacter."
Goa14 is "to provide housing opportunities for all economic groups within the community."
Goal 8 is "to establish compatible and efficient use of land through the use of innovative and
functional site design."
Economic Development
1.1 The City of Meridian shall make every effort to create a positive atmosphere that
encourages...commercial enterprises to locate in Meridian.
1.3 The chazacter, site improvements and type of new commercial or industrial developments
should be harmonized with the natural environment and respect the unique needs and
features of each azea.
Land Use
1.4U Encourage new development that reinforces the City's present development pattern of
higher density development within the Old Town azea and lower density development in
outlying azeas.
1.8U Promote the development of high-quality and environmentally compatible residential
azeas that contain the necessary pazks, schools and commercial facilities to maintain and
form identifiable neighborhoods.
2.1 U Support a variety of residential categories (urban, rural, single-family, multi-family,
townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the
City with a range of affordable housing opportuities.
2.2U Support strategies for the development of neighborhood parks within all residential areas.
AZ-00-004, RZ-00-00], PP-00-006
CUP-00-017, CUP-00-0I6, CUP-00-015
Rewlution Plaza.AZ.RZ.PP.CUP.doc
Mayor, Council and P&Z • •
Mazch 20, 2000
Page 13
2.3U Protect and maintain residential neighborhood property values, improve each
neighborhood's physical condition and enhance its quality of life for residents.
4.8U Encourage commercial uses, offices and medical-caze uses to locate in the Old Town
district, business parks, shopping centers and near high-intensity activity areas, such as
freeway interchanges.
6.8U New urban density subdivisions which abut or are proximal to existing rural residential
land uses shall provide screening and transitional densities with lazger, more comparable
lot sizes to buffer the interface between the urban level densities and rural residential
densities.
Transportation
1.4U Monitor and coordinate the compatibility of the land use and transportation system.
1.20U Encourage proper design of residential neighborhoods to ensure their safety and
tranquility.
Open Space, Pazks and Recreation
2.SU New subdivision development...will be considered as opportunities to...encourage the
development of recreational open spaces and parks as part of new planned developments.
Housine
1.1 The City of Meridian intends to provide for a wide diversity of housing types...in a
variety of locations suitable for residential development.
1.4 The development of housing for all income groups close to employment and shopping
centers shall be encouraged.
1.6 Housing proposals shall be phased with transportation, open space and public service and
facility plans, which will maximize benefits to the residents, minimize conflicts and
provide atie-in between new residential azeas and service needs.
1.19 High-density development, where possible, should be located near open space corridors
or other permanent major open space and park facilities, and near major access
thoroughfazes.
Community Design
5.2 Ensure that all new development enhances rather than detracts from the visual quality of
its surroundings, especially in areas of prominent visibility.
6.SU Establish land-use designations that reflect the character of existing neighborhoods.
AZ-00-004, RZ-00-00), PP-00-006
CUP-00-0I7, CUP-00-016, CUP-0O-0IS
Resolution Plaza.AZ.RZ.PP.CUP.doc
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Mayor, Council and P&Z •
March 20, 2000
Page 14
6.11 U Promote well-planned and well-designated affordable housing in all Meridian
neighborhoods.
AZ-00-004, RZ-00.003, PP-00-006
CUP-00-0I7, CUP-00-016, CUP-00-0IS
Resolution PIaza.AZ.RZ.PP.CUP.doc