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HomeMy WebLinkAboutSchroeder Apartments CUPRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A FOUR- UNIT, TWO-STORY APARTMENT IN AN OLD TOWN (OT) ZONE, BY H. JOHN COOK– CUP-03-026 Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR CONDITIONAL USE PERMIT FOR A FOUR-UNIT, TWO-STORY APARTMENT IN AN OLD TOWN (OT) ZONE H. John Cook, Architect, Applicant ) ) ) ) ) ) Case No. CUP-03-026 RECOMMENDATION TO CITY COUNCIL 1. The property is located at 921 W. 2nd Street, Meridian. 2. The owners of record of the subject property are John T. Schroeder & Margaret M. Lezamiz. 3. Applicant is H. John Cook, Architect. 4. The subject property is currently zoned R-4. The applicant has requested a rezone of the property to Old Town (O-T). The zoning district of O-T is defined within the City of Meridian Zoning and Development Ordinance, Section 11-7-2. 5. The Applicant requests the Conditional Use Permit for a four-unit, two-story apartment in a proposed O-T zone. The O-T zoning designation within the City of Meridian Zoning and Development Ordinance requires a Conditional Use Permit be obtained for most uses including those requested by the Applicant. (Meridian City Zoning and Development Ordinance, Section 11-8-1). 6. The Meridian Planning and Zoning Commission recognizes that the proposed application is in compliance with the Meridian Comprehensive Plan, which shows the subject property as Old Town. 7. The use proposed which is the subject of this application will, in fact, constitute a conditional use as determined by City policy. 8. The Planning and Zoning Commission recognized the support of numerous citizens, expressed in a series of petitions and letters submitted into the record by John T. Schroeder on June 11, 2003. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A FOUR- UNIT, TWO-STORY APARTMENT IN AN OLD TOWN (OT) ZONE, BY H. JOHN COOK– CUP-03-026 Page 2 RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the requested Conditional Use Permit as requested by the Applicant for the property described in the application, subject to the following: A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as modified by the Planning & Zoning Commission as follows: 1. The applicant shall comply with all conditions of the Rezone as a condition of the Conditional Use Permit. 2. The applicant shall construct curb, gutter and sidewalk adjacent to the project along W. 2nd Street and extend such improvements south one lot. From that point, curb and gutter shall be constructed to connect with Pine Street. All such improvements shall be in place prior to occupancy of the requested four-plex. 3. Walkways to the front doors of the apartments shall be 4 feet wide. Sidewalks adjacent to W. 2nd Street shall be 5 feet, minimum. 4. The applicant shall submit a recorded easement for the fire vehicle turn-around prior to issuance of a Certificate of Zoning Compliance. Regarding the trash enclosure/storage shed, the applicant will work out with staff and SSC a satisfactory arrangement considering SSC's concerns that the enclosure size will need to be adequate. A road service damage waiver will need to be signed between SSC and the owner. The enclosure will need a concrete floor and apron and drivable hard surface as necessary between the enclosure and any vehicle turn around. 5. Add a planter between the garage doors on the east side. Extend the curb line of the northernmost parking space due east to provide for additional planting area on the north. All landscaping in the right-of way will require a license agreement with the Ada County Highway District. 6. Sanitary sewer and water service to this site will be provided via existing mains adjacent to the project site. The applicant shall be required to coordinate fire protection for the new building with the Meridian Fire Department. Limited supply of water exists in this area due to small main sizing. Additional fire hydrants may be required. 7. Assessments for sewer and water service are to be determined during the building permit application process. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A FOUR- UNIT, TWO-STORY APARTMENT IN AN OLD TOWN (OT) ZONE, BY H. JOHN COOK– CUP-03-026 Page 3 8. In accordance with Ordinance No. 11-13-4.B.2., underground year-round pressurized irrigation must be provided to all landscape areas on site. Applicant shall submit irrigation performance specifications based on the proposed landscaping when applying for a Certificate of Zoning Compliance. Applicant shall be required to utilize any existing surface or well water for the primary source, if existing. If City water is proposed for irrigation, developer shall be responsible to pay water assessments for the landscaped areas. 9. Applicant shall coordinate with Sanitary Services Corporation (SSC) regarding the location and design of the trash enclosure area. Submit details and written approval with a Certificate of Zoning Compliance application. 10. Significant alteration of elevations approved as part of the conditional use permit will not be considered without modification of the conditional use permit and additional public hearings. 11. The applicant shall submit 10 copies of a revised site and landscape plan at least 10 days prior to the next public hearing on this project. 12. Install a new fire hydrant at Pine and 2nd, in coordination with the staff and the Fire Department. STANDARD REQUIREMENTS 1. Off-street parking shall be provided in accordance with the City of Meridian Zoning and Development Ordinance and/or as detailed in site-specific requirements. 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 (Ord. 557, 10-1-91) for all off- street parking areas. All drainage water is to be maintained on-site. Storm water treatment and disposal must be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into surface 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. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A FOUR- UNIT, TWO-STORY APARTMENT IN AN OLD TOWN (OT) ZONE, BY H. JOHN COOK– CUP-03-026 Page 4 5. All signage shall be in accordance with the standards set forth in Ordinance 11-14 or as specifically approved. No temporary signage, flags, banners or flashing signs will be permitted. 6. Provide five-foot-wide pedestrian sidewalk adjacent to 2nd Street 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. Trash enclosures shall not be included in required buffer areas. 8. Per Ordinance 11-17-4.B., a conditional use permit, when granted, shall be valid for a maximum period of eighteen (18) months unless otherwise approved by the City Council. During this time, the permit holder must acquire building permits and commence the construction of permanent footings or structures. Time extensions are allowed per the ordinance. B. Adopt the Recommendations of the Meridian Fire Department as follows: 1. Commercial occupancies will require a fire-flow consistent with the Uniform Fire Code to service the proposed project. Fire hydrants shall be placed an average of 400’ apart. 1997 UFC Appendix III-A. An additional Fire Hydrant will be required to be installed at West Second and Pine. 2. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. The proposed fire hydrant locations will be submitted to the Public Works for plan review. 4. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 5. The phasing plan may require that any roadway greater than 150’ in length that is not provided with an outlet shall be required to have a turn around. Approved as submitted. 6. Dumpster must be located 5’ from any combustible construction. C. Adopt the Recommendations of Central District Health Department as follows: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A FOUR- UNIT, TWO-STORY APARTMENT IN AN OLD TOWN (OT) ZONE, BY H. JOHN COOK– CUP-03-026 Page 5 1. This proposal can be approved for central sewage & central water after written approval from appropriate entities is submitted. 2. The Applicant’s central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 3. Run-off is not to create a mosquito breeding problem. 4. Any existing septic system(s) must be properly abandoned. D. Adopt the Recommendations of the Ada County Highway District as follows: 1. Construct rolled curb, gutter, 5-foot wide concrete sidewalk and match paving on West 2nd Street abutting the parcel continuing north wrapping around to the center of West 2nd Street abutting the school site. Improvements shall be constructed to one- half of a 36-foot street section. 2. In accordance with District policy the applicant shall enter into a license agreement with the District for the additional pavement and landscaping planter within the right- of-way on West 2nd Street; the agreement shall encompass right-of-way approximately 22-feet in width and approximately 60-feet in length. An agreement must be approved prior to issuance of a building permit (or other required permits), whichever occurs first. Please contact the Right-of-Way Division at 387-3271 for guidelines. 3. As proposed on the site plan submitted with the application, the applicant shall provide a turnaround easement over the parking area for the apartment complex located to the south of the development site on West 2nd Street. The applicant shall provide the District with a recorded easement for the turnaround prior to issuance of a building permit (or other required permits), whichever occurs first. 4. Should the proposed landscape planter located at the terminus of West 2nd Street abutting the school site encroach into the right-of-way the applicant shall provide the District a license agreement for the portion of the encroachment. 5. Pave the entire width of the alley to the nearest street and abutting the parcel. 6. Reconstruct the alley intersection with Pine Avenue; the back-of-curb radius may be less than 15-feet when it is impractical to remove existing obstructions. Work with District staff for the radius. 7. Parking which is entered from the alley shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-feet RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A FOUR- UNIT, TWO-STORY APARTMENT IN AN OLD TOWN (OT) ZONE, BY H. JOHN COOK– CUP-03-026 Page 6 for perpendicular parking. Parking in the alley is not allowed and shall be signed accordingly. 8. Provide a turnaround at the terminus of the alley with a recorded easement over the parking area to the District. The applicant shall provide the District with a recorded easement for the turnaround prior to issuance of a building permit (or other required permits), whichever occurs first. 9. Pave all driveway’s and parking stalls that take access to West 2nd Street or the alley. Driveways and parking stalls shall be paved their full width as proposed on the submitted site plan and at least 30-feet into the site beyond the edge of pavement of West 2nd Street or the alley. 10. Comply with all Standard Conditions of Approval. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387- 6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A FOUR- UNIT, TWO-STORY APARTMENT IN AN OLD TOWN (OT) ZONE, BY H. JOHN COOK– CUP-03-026 Page 7 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right- of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Adopt the Recommendations of Nampa & Meridian Irrigation District as follows: 1. All laterals and waste ways must be protected. If all storm drainage is retained on- site there will be no impact on Nampa & Meridian Irrigation District and no further review will be required. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. 2. The developer must comply with Idaho Code 31-3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. F. Adopt the Recommendations of the Meridian Water Department as follows: 1. Water service line to this property will need upgraded. G. Adopt the Recommendations of Sanitary Services Company (SSC) as follows: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A FOUR- UNIT, TWO-STORY APARTMENT IN AN OLD TOWN (OT) ZONE, BY H. JOHN COOK– CUP-03-026 Page 8 1. Waste services for Schroeder Apartments are to be provided on 2nd Street with an enclosure large enough to accommodate 6 to 8 95 gallon carts, or as otherwise approved by SSC.