HomeMy WebLinkAboutTramore Subdivision P/FP-01-006BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
IN THE MATTER OF THE
REQUEST FOR
PRELIMINARY/FINAL PLAT
FOR TRAMORE SUBDIVISION
OF 2 BUILDING LOTS ON ! 0
ACRES INAN L-O ZONE,
LOCATED SOUTH OF WEST
PINE AVENUE AND EAST OF
NORTH LINDER ROAD,
MERIDIAN, IDAHO
BY: THOMAS DEVELOPMENT
CO.,
APPLICANT
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C/C 12-18-01
Revised 1/11/02
Case No. P/FP-01-006
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL
APPROVAL OF
PRELIMINARY/FINAL PLAT
The above entitled matter coming on regularly for public hearing before the
City Council on December 18,2001, and Shaft 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 Shaft Stiles, the P!anning and Zoning Administrator, and the City
Council having received as part of the record of this matter the recmmnendation to
City Council of the Planning and Zoning Commission and the applicant having
submitted the Plat Drawing described as follows, "TRAMORE SUBDIVISION
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT- TRAMORE SUBDIVISION/
BY THOMAS DEVELOPMENT CO. (PFP-O1-006)
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 THE N 1/2 SW 1/4 OF SECTION 12, T. 3 N.,
R. 1 W., BOISE MERIDIAN ADA COUNTY, IDAHO, PROJECT NO. B0012001,
DRAWN BY: DJL, DATE: 08/10/01, SHEET 1 OF 1, \\CHARLIE\d~AND
PROJECT R2kB0012001 TRAMORE APARTMENTSXJDWG~0012001 PRELIM
PLAT-R.DWG, 12/11/01, MARICS LAND SURVEYING, INC.", 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
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - TRAMORE SUBDIVISION /
BY THOMAS DEVELOPMENT CO. (PFP-01-006)
-2
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 svith 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 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:
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - TRAMORE SUBDIVISION /
BY THOMAS DEVELOPMENT CO, (PFP-01-006)
-3
IT IS HEREBY ORDERED AND THIS DOES ORDER
The Final Plat of the applicant as evidenced by" 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 THE N 1/2 SW 1/4 OF SECTION 12, T. 3 N.,
R. 1 W., BOISE MERIDIAN ADA COUNTY, IDAHO, PROJECT NO. B0012001,
DRAWN BY: DJL, DATE: 08/10/01, SHEET 1 OF 1, \\CHARLIE\d\LAND
PROJECT R2kB0012001 TRAMOREAPARTMENTS23WGNB0012001 PRELIM
PLAT-R.DWG, 12/11/01, MARICS LAND SURVEYING, INC.", 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, Engineering
Technician III, dated October 3 I, 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
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - TRAMORE SUBDIVISION /
BY THOMAS DEVELOPMENT CO. (PFP-01-006)
-4
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
Nine 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 /~4_~4 day of
~7-~6/,'va.~,bJ, 2002.
Z -
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT- TRAMORE SUBDIVISION/
BY THOMAS DEVELOPMENT CO. (PFP-OI-006)
-5
Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and City Attorney.
City Clerk ~ c/
Dated:
Z:\Workq'dXdMeridian~Vleridian 15360iVl~Tramore SubPFPO1-006 CUPO1-036WinalPlatFfCls.doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT- TRAMOKE SUBDIVISION/
BY THOMAS DEVELOPMENT CO. (PFP-O1-006)
-6
A C~od Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
NDERIDLa~N, IIDAI-[O 83642
(208) 888-4433. FAX (~0S) 887--ggt3
C.i~ (2e~k Office F~x (208) 888-4218
LE CukL DEP.~'Ex lENT
(208) 288-2400 · Fax 288-2501
PUBLIC ~DRK5
B UILD~'qG DEP.~'I~ IE NT
(208) 887-~--211· Fax 8~-t297
PL:INNIN'G AND ZONL'qG
DEPAK~ffiN'I'
(208) 884~5533 · FAX 888-6854
MEMORANDUM:
October 3.1, 2001
To:
From:
Re:
Mayor, City Council and Planning & Zoning Commission
Brad
Senior Engineering Tech~--
Hawkins-Clark, Planner
Brace Freckleton,
Tramore Subdivision & Senior Community
'RECEIVED
NOV 0 1 2001
City O f/vleridimu
CiW Clerk Office
Request for Conditional Use Permit for a 72-Unit, Three-Story Apartment
Complex on 4.30 acres in an L-O Zone by Thomas Development Co. (.File
C UP-O l-0 3 6).
Request for Preliminary/Final Plat of 2 Building Lots on 10.00 acres in a L-O
Zone by Thomas Development Co. (File PFP-OI-O06).
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
The applicant, Thomas Development Company, h~s applied for a Conditional Use Permit (CUP)
and Preliminary/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 technic~ly a resubdivision of portions of
two existing lots in the West Lawn Subdivisior~ 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 th/s time for the lot south of the NineMile Drair~ The subject property is currently
zoned Limited Office (L-O) and no rezone is proposed. The Applicant voluntarily held a
neighborhood meeting with sUfi'ounding property owners earlier this year and conducted a traffic
study on the impact of the developmefit. While Staff is recommending approval of both
applications, we are recommending the Commission delay a final decision until the Applicant
resolves the driveway location w. ith ACI-1D (see Recommendations below).
NOTE: There were two (2) different detailed plans submittdd tn the mee~ng packets for the
senior apartments lot. One was labeled "Tramore Apartments Site Plan" and dated 1-11-00 and
the other dated 7-13-01. The CUP comments below adckess the 7-13-01 plan. Please d~sregard
the 1-11-OO plan.
LOCATION
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
Planning & Zoning Commission/Mayor & City Council
October 3 I, 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 PROPERTI'~
North: Six (6) single family residential homes in the Navarro Place Subdivision, zoned
South: Union Pacific Railroad immediately south and a 24-acre, vacant parcel south of the
railroad, zoned RUT.
East: A 7.5-anre, vacant parcel, owned by Fiscal Funding, Inc. (a SanFrancisco, CA firm),
zoned L-O.
West: Sunbridge Rehab Living Center, zoned L-O.
CITRRENT OWNERS OF RECORD
Western Sky Development, lac., represented by Stephen R. Lile, is the current property owner of
proposed Lot 2, and Sunnyridge Associates, represented by Robert R. Angel[ is the property
owner of proposed Lot 1. Both owners have submitted consent for the subject applications.
PRELIMINARY PLAT FINDINGS AND REQUIREMENTg
Sections 12-3-3 J.2. and 12-3-5 D read as follows: deternumng the acceptance of a proposed
"In ' '
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 b~; the Public Works and Build/ag
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 t'maneial 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.
/
Planning & Zoning Commission/Mayor & City Council
October 3 l, 2001
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 any other 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, NlvflD or other public agencies.
The Nine Mile Drain is a significant natural feature that should be protected through
standard stormwster and nm-offmanagement 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:
PRELIMINARY/FINAL PLAT -- SITE SPECIIVlC COMMENTS
Landscaping & Fencing
1. The Landscape Plan submitted with the Preliminary/Final Plat application (Sheet LD.I, 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
perimeter 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 Avenue street buffer, all 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-g.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 landsdaping as may be required at the time of development.
d) The proposed handseaping between the south end of the parking lot and the north
Nine 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.
Fit~een (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.
Per Ordinance 12-12-7.3, the Pine Avenue landscape buffer must be placed within a common
lot. The proposed buffer width meets the minimum 20 feet, but the plat does not show it
",,O " o,e ?
Planning & Zoning Commission/Mayor & City Council
October 31,2001
Page 4
within a separate common lot. However, as proposed in the CUP application, the northwest
comer of the apartment building will not meet minimum front building setbacks if a
landscape common lot is added. The Applicant must submit a Variance application at least
20 days prior to the City Council hearing to either allow the front building setback to be
calculated from the right-of-way line (ifa common lot is added) or to allow the Pine Avenue
landscape buffer to be placed within a landscape easement. Since the landscape frontage is
only on Lot 1, Staffwould recommend approval of the variance request.
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.
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 building on either lot in
the subdivision. A letter of credit or cash in the amount of 110% will be required for these
improvements prior to the City's signature on the Final Plat.
Traffic / Vehicular
6. The Preliminary Plat does not show curb, gntter or sidewalk along either side of the flag
portion 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 *a~o;-guR.~ 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 across the drain in the future.
·
7. No details were included in the application regarding provision of a bridge across the Nine
Mile Drain. Any future use of Lot 2, Block 2 is dependent upon this access/crossing, both for a~
vehicular access to Pine and to accommodate a sewer line extension. The bridge crossing,
both north and south touch points, wilt fall entirely within the boundaries of Lot 2 (the flag
lot). Typically, such bridges, if publicly owned right-of-way, are constructed or bonded for
th'ough ACHD's Trust Fund as a condition of a Final Plat. However, if the plat is approved
with a private drive and a private bridge, ACHD will not receive or hold such bonding. If the
City made the bridge a condition of the plat, Ordinance 12-5,3 does grant authority to the
City to require and hold financial guarantees for private improvements. Staff recommends
the Applicant make a written commitment to the City as to when the private bridge will be
constructed and the general terms of which property owner(s) will be responsible to fund the
bridge construction. In addition to including the Applicant's commitment as a condition of
the Final Plat, a condition of the Final Plat shall be that a vehicular bridge must be
constructed prior to the issuance ora building permit for Lot 2, Block 1.
Planning & Zoning Commission/Mayor & City Council
October 3 l, 200!
Page 5
8. Due to the potential westward extensions of W. Idaho 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. Staffdoes not foresee a public street dedicat~fi withi~n
Tramore Subdivision, but we are recommending the layout/design of Tramore'tak, e-2a~
account the possibility of accessing a new, future public street adjacent t~ary.
(Please refer to the attached conceptual drawing.) This will ~ess/egress points
for Lot 2 rather than a single access to Pine A~ti~it~-~-~
emergency accessibility. Staffrecomm~on of the Tramore Subdivision Final Plat
access m street. IfW. Broadway Ave. is not extended in the future, said condition
9. ~ui parrying shall be retmned 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.
1 I. 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-I-91) for all off-street parking areas.
Storm water treatment and disposal must be designed in accordance with Department of
Environmental Quality 1997 publication, "Catalog of Storm Water Best Management
Practices for Idaho Cities and Counties" and City of Meridian standards and policies. Off-
site disposal into 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 I, Block 1. Applicant shall be responsible to construct an
(8") 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.
14. With the exception of the Nine lVlile Drain, ail existing irrigation/drainage ditches crossing
the property to be included in this project, shall be tiled per City Ordinance 12-4-13.A. Plans
October 31, 2001
Page 6
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
Department.
15. Please add or revise the following Final Plat Note(s):
(1.) ... applicable zoning and subdivision regulations...
(2.) ... building permit. ~ .... ~-':-~^~ .... :~.~,., e~, +u~ ~,
............ v ........ a ........ lC ,~one
(3.) DELETE
(5) ~' '~ .... ~ ..... unless di ensioned otherwise
(6.) DELE
(84 DELET
(I0.) ...I~o ~de, or i~ provisions t~t ~p~ to i~gaOon rigMs.
1.)
(12.)
(20) w de per.em s er easement in f or of the
of M*~ is l~ated along the sou~em ~ of Zot ~. Bl~k 1.
(~0 ~ on*-~ed f~t (~00 ~ wide ,x~ng ~ Merid~ I~ga~on D~ct
~ement ~ lo~t,d along the Nine Mde Dra~n as ~.
~6.) ~e o~er of ,~h tot, acres wh~ch ~sses ~ ~ga~o~nage ~tch or p~pe,
~ r,~o~bl, for the ma~t~ce ther, o~ unIexs ~ch re~ons~bili~ is asked by
~ ~ga~o~ge ~ct.
(~ 70 ~ ~o~o~ ~l~a~on of mcmral f~gs ~11 fie set a minim~ of 724nches
ab~, the h~ghest *s~bt~sh~ no~al ~d watar *l~on.
(~8.) ~ depicted on FI~ P~el 2M, ~o~ of this ~bd~is~on lie within th~ ~00
~ ~00 ~mflo~la~n.
16. Change the description of the easement symbol in the plat legend to read "Public Utilities,
Drainage, and Irrigation Easement"
17. Revise the owner's ~ames in the Certificate of Owners.
PRELIMINARY/FINAL PLAT -- STANDARD REOUIREIvI~S
Any existing domestic~ Wells an~or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 5-7-517. Wells may be
used for non-domestic purposes such as landscape irr/gation.
Please submit a copy of the Ada County Street Name Committee's final approval letter
for the subdivision name, lot and block numbering. Make any corrections necessary to
conform. Assessment fees for water and sewer ~'vice will be determined during the
building plan review process.
3. Coordinate fire hydrant placement with the Cky of Meridian Public Works Department.
4. Execute t~e Certi~f~e~te of Owners aaa ks aeeompa~xfi, ng A. ck~ow!edgement.
Plarming & Zoning Commission/Mayer & City Council
October 31,2001
Page 7
Two-hundred-fifty wart, high-pressure sodium streedights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense.
Under~ound 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.
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 Dep~,'tment for compliance with all conditions of
plat approval.
Preliminary/Final Plat Recommendation
Staff' recommends approval of the Preliminary/Final Plat application with the above-mentioned
boundary be relocated to the east. This will impact the entire c~Site Plan
as well as force a re-design of the ~ssion withhold any final
Prelimina. ' ility plans) and CUP Site Plan that complies with ACHD s driveway
CONDITIONAL USE PERMIT - STANDARD REQUIREMENTS
Off-street parking shall be provided in accordance withthe City of Meridian Zoning and
Development Ordinance and/or as detailed in site-specific requirements.
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)' requiremen!.s.
A drainage plan designed by a State of Idaho licensed architect or engineer is requked
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.
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.
All sigmge 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 will be
permitted.
Planning & Zoning Commission/Mayor & City Council
October 31, 2001
Page 8
6. Provide five-foot wide pedestrian walkways in accordance with City Ordinance.
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 fi.om their office prior to applying for building permits.
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.
CONDITIONAL USE PERMIT -- SITE SPECIFIC REOU'IREMENT,q
Handicap parking, associated signage and building construction shall meet the
requirements of the Americans with Disabilities Act (ADA) and the Fair Housing Act
(FI-IA). 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 AD.aYFHA minimum standards.
Ordinance 11-13-5.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 03 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 1H stalls are deemed sufficient.
Allowance for visitor spaces should be taken into consideration.
As a condition of the CUP, Staff' recommends a minimum 5-foot wide pathway 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 will provide an extension of the pathway already constructed
approximately 580 feet east in the Tremont Place Subdivision. The pathway may be
conatmcted either within'the Nine Mile Drain easement or outside but shall be in general
alignment with the Tremont pathway. "
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.
Staff recommends a future, 25-foot wide vehicular access point be preserved at the
Zoning Commlsston~Mayor (~ t.,ty ~ouncll
200 l
southeast comer 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 ex-tended, we do not see the need for the Applicant to actually construct a
driveway to the eastern boundary. However, should the Idaho Avenue connection be
possible in the future, Staff recommends a condition of the CUP for Lot 1, Block I be
that a vehicular connection must 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.
The northwest comer of the apartment building is currently shown at a 20-foot building
setback from the north property line. Ordinance 11-9-1 requires a 30-foot front yard
setback on Collector streets in the L-O zone. The Site Plan must be revised to meet the
minimum 30-foot setback distance. It appears there is at least 10 additional feet of
buildable land at the south end of Lot 1, so this requirement should not require a variance.
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.
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.
10.
Assessments for sewer and water service are determined during the building permit
application process. '"
!
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 - Site Specific." In
addition to those changes for the plat landscaping, the following modifications must be
made to the CUP Site Plan:
Ordinance 12-12-8.3.C requires an internal pianter island every twelve (12)
parking stalls. The proposed Site Plan has several groupings of parking stalls that
exceed this maximum number of contiguous atalls. The Site Plan (Sheet 1 of 1,
Preliminary Pla~) and Landscape Plan shall be revised to comply with this
ordinance.
CUP Recommendation
Staff recommends approval, of llTl, e CUP application, with the conditions noted above. The 9-28-
00 report from Sunnyridge Asiodates demonstrates a clear market de.~mmT, d and community need
for this serrate, whmh Staff strongly supports. H ....... , ..............................
proposed entry drive along the west boundary be relocated to. the~entire
configuration of the CUP Site Plan as well ~the sewer. Staff recommends
the Commission w'rthhold an~..llfflnag-~'~prlY-'al-~ssu ie s resolved between the Applicant
~ plans) and CUP Site Plan that