HomeMy WebLinkAboutCourtyards @ Ten Mile AZ 03-009June 30, 2003
MERIDIAN PLANNING & ZONING MEETING July 3, 2003
AZ 03-009
APPLICANT Doug Campbell/Tom Bevan/DTE Developers ITEM NO. 12
REQUEST Public Hearing -Request for annexation and zoning of 11 acres from RUT to R-15(PD)
and C-N zones for propsoed The Courtyards at Ten Mile -southeast comer of North Ten Mile Road
and West Pine Avenue
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FlRE DEPT: See attached Comments
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT: See OttaChed COmmentS
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
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at public meetings shall become properly of the City of Meridian.
MAYOR CHIEF
ROBERT D. CORRIE KEN W. BOWERS
COUNCIL MEMBERS DEPUTY CHIEF-FIRE PREVENTION
WILLIAM L.M. NARY .,p~ ' ]OSEPH SILV.4
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MERIDIAN CITY/RORF'IL I?.IF~E D}ul'F1t"I':YILIN"I
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City Of Meridian
City Clerk Of&ce
TO: Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: The Courtyards at Ten Mile AZ 03-009, CUP 03-020, PP 03-010
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. One and two family dwellings will require afire-flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project. Fire hydrants shall be
placed an average of 400' apart. 1997 UFC Appendix III-A
2. Commercial and office occupancies will require afire-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
3. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
4. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department thru the Public Works Department.
5. All roads shall have a taming radius of 28' inside and 48' outside.
6. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins. UFC 901.4.2 & 901.3
7. 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.
The fire department requests that any future signalization installed as the result of
the development of this project be equipped with Opticom Sensors to ensure a safe
and efficient response by fire and emergency medical service vehicles. This cost of
this installation is to be borne by the developer
9. All access roads leading into and within the project shall have a clear driving surface
with a minimum width of 20' available at all times. iTFC 902.2.2.1
. ~~~~~.
Susan S. Eastlake, 1st vice rresiaenr
Dave Bivens, 2nd Vice President
David E. Wynkoop, Commissioner
John S. Franden, Commissioner
To; Anthony & Tracey Garner
680 N. Ten Mile Road
Meridian, ID 83842
May 16, 2003
Subject: MPP03-010/MAZ03-009/MCUP03-020
The Courtyard Subdivision
Southeast comer of Ten Mile Road & Pine Avenue
DECEIVED
MAY Z 0 2003
City Of Meridian
City Clerk Office
On May 18, 2003, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6174.
' cerely,
~~
Craig Hood
Senior Development Analyst
Right-of-way & Development Services
Planning Division
CC: Planning & Development project file
City of Meridian
Construction Services
Drainage
Utilities
318 East 37th Street
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellus@ACHD.ada.id.us
Ada County Highway District
DTE Development, LLC, C/O Doug Campbell, 1681 Shoreline Drive, Boise, ID 83702
Leavitt & Associates Engineers, Inc., CIO Nathan Cleaver, 1324 1st St. South, Nampa, ID 83651
,,li't' '~'R..
Ada County Highway District
rcignt-off-way c~ueveaopmentc~eparamenr
Planning Review Division
This application does not require Commission action and is approved at the staff level as of May 16, 2003.
Tech Review for this item was held with the applicant on May 9, 2003. Please refer to Attachment 5 for
appeal guidelines. Staff contact: Craig Hood, 387-6174, chood(a.achd.ada.id.us
File Numbers: MAZ03-009/MCUP03-020/MPP03-010, The Courtyards Subdivision
Site address: Southeast corner of Ten Mile Road and Pine Avenue
Owner: Anthony & Tracey Garner
680 N. Ten Mile Road
Meridian, ID 83642
Applicant: DTE Development, LLC
CIO Doug Campbellffom Bevan
1661 Shoreline Drive
Boise, ID 83702
Representative: Leavitt & Associates Engineers, Inc.
1324 1st Street South
Nampa, ID 83651
Application Information
The applicant is requesting annexation, rezone, conditional use and preliminary plat approval from the City of
Meridian to annex and rezone 11.02-acres of currently zoned RUT zoned property into 36-lots within the
proposed R-15 (PD) and C-N zones. The site is located on the southeast corner of Ten Mile Road and Pine
Avenue.
Acreage: 11.02-acres
Current Zoning: RUT (County)
Proposed Zoning: C-N (3.6-acres), R-15 (PD) (7.4-acres)
Proposed buildable lots: 34 (3-commercial, 31-residential)
Proposed common lots: 5
Vicinity
A. .Findings of Fact
Trip Generation: This development is estimated to generate 1,436 additional vehicle trips per day
(10 existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permit(s) on the site. The fee will be based on the impact fee ordinance in effect at that time.
3. Traffic Impact Study: A traffic impact study was not required with this application.
4. Site Information: There is currently asingle-family home and some out-buildings on the site that will
be removed.
5. Description of Adjacent Surrounding Area:
a. North: Single-family home on large lot
b. South: Vacant lot (future church site)
c. East: Single-family home
d. West: Single-family home on large lot
Impacted Roadways:
Ten Mile Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
Pine Avenue:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
564-feet
Minor Arterial
8,712 south of Pine Avenue on 11-13-02
LOS "C" or better
35 MPH
Pine Avenue, astop-controlled intersection
471-feet
Collector
5,459 west of Linder Road on 12-3-02
LOS "C" or better
35 MPH
Ten Mile Road, astop-controlled intersection
7. Roadway Improvements Adjacent To and Near the Site
Ten Mile Road is currently improved with 2-lanes (no center turn lane), no curb, gutter or sidewalk
abutting the site.
Existing Right-of-Way
There is currently 50-feet of right-of-way (25-feet from centerline) for Ten Mile Road abutting the site.
There is currently 50-feet of right-of-way (25-feet from centerline) for Pine Avenue abutting the site.
9. Existing Access to the Site
Access to the site is currently provided from a 16-foot wide dirt/gravel driveway on Ten Mile Road
located approximately 475-feet south of Pine Avenue.
10. Site History
The ACHD Planning Review Division has not reviewed this site in the recent past.
2
11. Five Year Work Program/Capital Improvements Plan (CIP)
Ten Mile Road, from Franklin Road to Cherry Lane, is currently in the District's Five Year Work
Program for roadway improvements in 2007 (also in CIP). Ten Mile Road from Cherry Lane to Ustick
Road, is currently in the District's Five Year Work Program for roadway improvements in 2008 (also in
CIP).
12. Other Development in Area/Miscellaneous
In January of 2003, ACHD staff reviewed a rezone application for the 10-acre parcel directly to the
south of this site. It is anticipated that a church will be constructed on this site in the future.
B. Findings for Consideration
Right-of-Way & Sidewalk
Ten Mile Road & Pine Avenue
District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of--way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foot wide concrete detached
sidewalks and bike lanes. District policy 7204.7.2 requires 5-foot wide (minimum) concrete sidewalk
on all arterial roadways.
District policy requires 70-feet of right-of-way on collector roadways (Figure 72-F1 B). This right-of-
way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached
sidewalks and bike lanes. District policy 7204.6.5 requires 5-foot wide (minimum) concrete sidewalk
on all collector roadways.
Ten Mile Road, including the signalization of the intersection of Ten Mile Road/Pine Avenue, is listed
as a project in the District's currently adopted Five Year Work Program and in the currently adopted
CIP., As such, the applicant may receive reimbursement for dedicated right-of--way from available
impact fees.
The ACHD Board of Commissioners authorizes the expenditure of available collected impact fees, or
other District funds, if available, for the purchase of right-of-way dedicated by the applicant, with the
applicant constructing a sidewalk as described below. However, if funds cannot be secured, the
applicant shall do one of the following:
a. Dedicate by donation (or through a development offset agreement whereby the applicant
is reimbursed from impact fees to be collected solely from the applicant's specific
development project) 48-feet of right-of-way along Ten Mile Road and 45-feet of right-of-
way tapering to 37-feet along Pine Avenue, and construct a minimum 5-foot wide concrete
sidewalk along the Road. Coordinate the location and design of the sidewalk and right-of-
way dedication with District staff.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Ten Mile Road and Pine Avenue in its ideal location with an easement
provided to the District. Coordinate the location of the sidewalk with District staff.
c. Provide a road trust deposit in the amount of $20,680, to be used for future sidewalk
construction along the applicant's frontage.
2. Access Points
Driveways
Direct access to arterials and collectors is normally restricted (District policy 7207.8).
Location
District policy 72-F4 (1) requires driveways located on arterial roadways near a signalized intersection
to be located a minimum of 440-feet feet from the signalized intersection for afull-access driveway
and a minimum of 220-feet from the signalized intersection for aright-in/right-out only driveway.
District policy 72-F4 (1) requires driveways located on collector roadways near a signalized
intersection to be located a minimum of 175-feet feet from the signalized intersection for afull-access
driveway and a minimum of 85-feet from a signalized intersection for aright-in/right-out only driveway.
NOTE: The intersection of Ten Mile Road/Pine Avenue is scheduled for signalization in 2007.
The applicant is proposing to construct two right-in/right-out driveways into the site. The driveways
will serve the commercial portion of the development, Lot 1, Block 1. The first driveway is located on
Ten Mile Road approximately 230-feet south of Pine Avenue. The second driveway is located on Pine
Avenue approximately 220-feet east of Ten Mile Road. The proposed locations of the right-in/right-out
driveways meet District policy and should be approved with this application.
NOTE: The proposed right-in/right-out driveway on Pine Avenue does not have to be restricted to
right-in/right-out movements only. The proposed location of the driveway on Pine Avenue meets
District policy for full-access. In the future, the District may install a center median in Ten Mile Road
near the Pine Avenue intersection, if the right-in/right-out driveway on Ten Mile Road becomes
hazardous.
Design
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 36-feet. Curb return type driveways with 15-foot radii will be required for
commercial driveways accessing collector and arterial roadways. Graveled driveways abutting public
streets create maintenance problems due to gravel being tracked onto the roadway.
In accordance with District policy 7207.9.1, the applicant should be required to pave the driveway on
Ten Mile Road and the driveway on Pine Avenue to their full widths (maximum 36-feet) and at least
30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with
f 5-foot radii abutting the existing roadway edge. Further, the applicant should be required to
coordinate the design of the right-in/right-out restricted driveways on Ten Mile Road and Pine Avenue
with District Traffic staff.
Other than the access points specitrcally approved with this application, direct lot or parcel access to
Ten Mile Road and Pine Avenue fs prohibited.
3. Public Streets
Location
District policy 7204.11.5, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
The applicant is proposing to construct Treva Way to intersect Ten Mile Road approximately 525-feet
south of Pine Avenue and approximately 250-feet south of the proposed right-in/right-out driveway to
the north. The applicant is proposing to construct Marco Avenue to intersect Pine Avenue
approximately 420-feet east of Ten Mile Road and approximately 200-feet east of the proposed
4
driveway to the west. The proposed locations of Treva Way and Marco Avenue meet District policy
for location and should be approved with this application.
Design
Industrial/Commercial Streets
District policy 7202.8 and 72-F1 B, require roadways abutting commercial developments to be
constructed as a 40-foot street section with curb, gutter and 5-foot wide concrete sidewalks within 54-
feet of right-of--way. Aright-of-way width less than 40-feet will not be permitted (District policy
7204.4.1).
The applicant is proposing to construct the industrial/commercial streets, Treva Way and Marco
Avenue, as 40-foot street sections with curb, gutter and 5-foot wide concrete sidewalk. In accordance
with District policy, the applicant should construct Treva Way and Marco Avenue as 40-foot street
sections with curb, gutter and 5-foot sidewalk within 54-feet ofright-of-way as proposed.
NOTE: The applicant is proposing to construct full street improvements for Treva Way, located at the
south property line. District policy 7203.4.2 states that if a development abuts an unpaved street or
streets, the developer shall construct full one-half street improvements, including curb, gutter and
concrete sidewalk, plus additional pavement widening beyond the centerline established for the street
to provide a minimum 24-foot wide paved surface. A 3-foot wide gravel shoulder and a drainage
swale sized to accommodate the roadway storm runoff shall be constructed on the unimproved side.
This street section shall be constructed within a minimum 40-foot right-of--way. In accordance with
District policy the applicant may construct the first 250-feet (approximately) of Treva Way as stated
above. If the applicant chooses to do so, the southern portion of the Treva Way street section should
be completed by the property to the south when it develops.
Driveways
District policy F2-F4 (1) and 72-F4 (2) require driveways located on local residential roadways to
offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to
near edge). District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over
1,000 vehicles to a maximum width of 36-feet. Most commercial driveways will be constructed as
curb-cut type facilities if located on local streets. In accordance with District policy, any driveways on
Marco Avenue and Treva Way should be located a minimum of 50-feet back from the near edge of
Pine Street and Treva Way.
Local Streets
Design
District policy 7204.4.2 states that developments with buildable lots that are less than 1-acre in size
will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and
sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb.
The applicant is proposing to construct Marbeth Court as a 36-foot street section (measured back-of-
curb to back-of-curb), with curb, gutter and sidewalk on both sides of the roadway. The proposed
design of Marbeth Court meets District policy and should be approved with this application.
4. Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of
45-feet. District policy 7205.2.1 states that the maximum number of expected trips per day generated
by those properties taking access from an individual cul-de-sac shall not exceed 400.
The roadway around a traffic island in a knuckle/turnaround should maintain a minimum of a 29-foot
street section. All medians should be constructed a minimum of 4-feet wide to total a minimum of a
100-square foot area. District policy 7202.7 and 7207.5 require any proposed landscape
islands/medians within the public right-of-way dedicated by this plat should be owned and maintained
by a homeowners association. Notes of this should be required on the final plat.
The applicant is proposing to construct a cul-de-sac turnaround for Marbeth Court that has a 45-foot
radius with an island in the center. The expected trips per day by those properties taking access from
Marbeth Court is below the 400-trip maximum. The applicant should construct a District approved
turnaround for Marbeth Court. The applicant should be required to provide a minimum of a 29-foot
street section on either side of any proposed center island within a turnaround. Landscape islands
within the public right-of-way dedicated by this plat should be owned and maintained by a
homeowners association. Notes of this should be required on the frnal plat.
5. Roundabouts/Islands
Roundabouts should be designed with 21-foot street sections on either side of a center
island/roundabout. The applicant is proposing to construct roundabouts in Marco Avenue and Treva
Way. The applicant should be required to dedicate sufflrcient right-of-way on either side of an island.
The applicant should coordinate the size and design of the roundabout with Traffrc Services staff.
District policy 7202.7 and 7207.5 require any proposed landscape islands/medians within the public
right-of-way dedicated by this plat to be owned and maintained by a homeowners association. Notes
of this should be required on the final plat.
C. Site Specific Conditions of Approval
Ten Mile Road, including the signalization of the intersection of Ten Mile Road/Pine Avenue,
is listed as a project in the District's currently adopted Five Year Work Program and in the
currently adopted CIP. As such, the applicant may receive reimbursement for dedicated
right-of-way from available impact fees. The applicant shall dedicate 48-feet of ricaht-of-wav
from the centerline of Ten Mile Road and 45-feet of right-of-wav, tapering to 37-feet, from the
riaht-of-wav and the location, design and construction of the sidewalk with District staff.
However, if funds cannot be secured for the purchase of the above-mentioned right-of-way,
the applicant shall do one of the following:
a. Dedicate by donation (or through a development offset agreement whereby the
applicant is reimbursed from impact fees to be collected solely from the applicant's
specific development project) 48-feet of right-of--way along Ten Mile Road and 45-
feet of right-of-way tapering to 37-feet along Pine Avenue, and construct a
minimum 5-foot wide concrete sidewalk along the roads. Coordinate the location
and design of the sidewalk with District staff.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide
concrete sidewalk along Ten Mile Road and Pine Avenue in its ideal location with
an easement provided to the District. Coordinate the location and design of the
sidewalk with District staff.
c. Provide a road trust deposit in the amount of $20,680, to be used for future
sidewalk construction along the applicant's frontage.
2. Construct aright-in/right-out driveway on Ten Mile Road located approximately 230-feet
south of Pine Avenue (measured near edge to near edge). Pave the right-in/right-out
restricted driveway on Ten Mile Road to its full width (maximum 36-feet) and at least 30-feet
into the site beyond the edge of pavement of the roadway and install pavement tapers with
15-foot radii abutting the existing roadway edge. Coordinate the design of the right-in/right-
out restricted driveway on Ten Mile Road with District Traffic staff.
3. Construct a driveway on Pine Avenue located approximately 220-feet east of Ten Mile Road
(measured near edge to near edge). Pave the driveway on Pine Avenue to its full width
(maximum 36-feet) and at least 30-feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge. If
the driveway is constructed as right-in/right-out only, coordinate the design of the driveway
with District Traffic staff.
4. Construct Treva Way and Marco Avenue as 40-foot street sections with curb, gutter and 5-
footsidewalk within 54-feet of right-of-way as proposed.
5. Construct Marbeth Court as a 36-foot street section with curb, gutter and 5-foot wide
concrete sidewalk within 50-feet of right-of-way as proposed. Construct a District approved
turnaround for Marbeth Court, with a minimum of a 29-foot street section on either side of
any proposed center island within the turnaround. If a center island is constructed within the
turnaround, it shall be owned and maintained by a homeowners association. Notes of this
should be required on the final plat.
6. Any islands/roundabouts within the right-of-way shall be a minimum of 4-feet wide with a
minimum area of 100-square feet and designed to safely channel traffic. Coordinate the size
and design of any roundabouts located in the right-of--way with Traffic Services staff. Any
proposed landscape islands/medians/roundabouts within the public right-of-way shall be
owned and maintained by a homeowners association. Notes of this should be required on
the final plat.
7. Any driveway(s) on Marco Avenue and Treva Way should be located a minimum of 50-feet
back from the near edge of Pine Street and Treva Way.
8. Other than the access points specifically approved with this application, direct lot or parcel
access to Ten Mile Road and Pine Avenue is prohibited.
9. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
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 Construction Services at 387-6280 (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.
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. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. 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.
8
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Speck and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Vicinity Map 2
3. Preliminary Plat
4. Pine Avenue/Ten Mile Road Intersection Plan
5. Appeal Guidelines
9
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Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROW DS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1} week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
Appeal Guidelines
Atkinson, Inna_(ID)
Subject: FW: questions alwut the courtyards at ten mde and pine in meridian...
gE~E~D
--0tiginal Message--- - 3 2003
From; Craig Hood [mailto:Chood@achd.ada.id.us] J U L
Sent: Wednesday, July 02, 2003 12:44 PM
To: IAtkinson CITY OF IYLERiijL4~
Subject: Re: questions about the courtyards at ten mile and pine in
meridian...
I am glad to help any way I can. Hopefully my answers will darify the requested points of
interest. If not, please dont hesitate to tail or e-mail me.
3. Why wasn't a traffic study required?
District policy 7106.1 states that the Disbict will decide if a
traffic impact study will be required and set the parameters. The
Disttict must consider the impacts of a proposed deveeopment on nearby
land uses and transportat9on fadlilies. A study will be required if the
proposed development contains more than 100 dwelling units; more than
30,000 square feet of commercial use; or more than 50,000 square feet of
industrial or insfid~Gonal use. Yf a project has spedal dreumstanoes
associated with it, the Distrit may require an impact sutdy, even if the
aforementioned cNtetia are not met. The Disttid: may waive the
requirement if, in the DislricCs opinion, there are no traffic issues
to resolve.
Although this development did meet the above warrants for requiting a
TIS, staff determined that a traffic study would not have told us much
information. With the intersection of Pineji"en Mile and Ten Mile Road
abutting the site being scheduled for improvements within 5-years, it
would be hard for the developer to construct any roadway improvements
abutting the site that aren't scheduled for improvement in the near
future.
2. On page 3, at the top where the five year work program is
discussed: please clarify what "roadway improvements in 2007" means for Ten Mile
fran Franklin to Cherry Lane. IS that when the planning phase begins, or
right-of--way acquisition, or actual physical improvements to the road?
The improvements to Ten Mile are adually in 2 phases. The 1st
phase is Franklin Road fb Pine Avenue and the 2nd is from Ptne to Cherry
Lane. The Franklin to Pine phase incudes widening Ten Mile to 5-lanes,
a railroad crossing and instating a 5-lane by 5-lane signalized
intersedion at the Franklin/Ten Mile intersedton: The Pine to Cherry
phase includes widening Ten Mile to 5-lanes and installing a 5-lane (fen
Mile) by 3-lane (Pine) signal at the Ten Mlle/Pine intersedtoh. Bottt
phases are scheduled for construction in 2007 and indude curb, gutter
HUB OF TREASURE VALLEY
MAYOR A Good Place to Live LEGr~1.llEP.1R'1'b~IFiN'1'
Robert U. Coxrie
~-
CITY OF MERIDIAN (208) 288-2499 Fax 288-2501
PUBLIC WORxS
CI"1'Y COUN(:IL b1EMBERS
' 33 EA$T IDAHO BU1LllING llEPAR7'MGNT
Tammy deWeerd (208) BS7-2211 ~ Fax 587-1397
xeith Bud MERIDIAN, IDAHO 83642
Cherie Md:andless (208) 888-4433 ~ F'AX (208) 88?-4813 PLANNING AND ZONING
'
'
Ciry Clexk Office Fax (208) 888-4218 UI3PARTbIEN
1
William L. M. Nary (208) 884-5533 ~ PAX 885-6854
STAFF REPORT: Hearing Date: July 3, 2003
Transmittal Date: June 30, 2003 ~ ~j~
To: Mayor, City Council and Planning & Zoning Commission RECEI Y 1:JD
From: Wendy Kirkpatrick, Planner II ~~~ )UL 0 1 2003
Bruce Freckleton, Senior Engineering Tech
~~DD City Of Meridian
Re: The Courtyards at Ten Mile City Clerk Office
• Annexation and Zoning of 11 Acres from RUT (Ada County) to R-15 (High
Density Residenfial) and C-N (Neighborhood Commercial), by Doug
Campbell /Tom Bevan /DTE Developers (File No. AZ-03-009)
• Preliminary Plat Approval of 31 Building Lots and 5 Other Lots on 11 Acres
in proposed R-15 (PD) and C-N zones by Doug Campbell /Tom Bevan /DTE
Developers (File No. PP-03-010)
• A Conditional Use Permit for a Planned Development on 11 Acres to Allow
Reduced Lot Sizes, Reduced Frontage Requirements, Reduced Setbacks,
Reduced Home Sizes, Cul-De-Sac Length, and to allow Residential Lofts
above Retail Buildings by Doug Campbell /Tom Bevan /DTE Developers
(File No. CUP 03-020)
We have reviewed the aforementioned applications and now offer the following comments,
as conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The Applicant, DTE Development, has requested the annexation and zoning of 11 acres of
land located at the southeast corner of North Ten Mile Road and West Pine Avenue. The land
is presently zoned RUT (Ada County). The Applicant has requested that the subject property
be zoned to R-15 and C-N. The applicant is proposing to rezone 4.76 acres to C-N and 4.50
acres to R-15. Three of the lots within the proposed subdivision would be commercial/office
uses, allowable with a CUP application and approval.
The Applicant's preliminary plat request is for 28 single family attached building lots, three (3)
office/commercial lots, and five (5) other lots. The "other" lots include four (4) landscaped
AZ03-009, PP-03-010, CUP03-020 Cwrtyards a[ Tw Mile. AZ. PP.CLP/PD
Planning & Zoning Commission/Mayor & City Council
July 3, 2003
Page 2
lots and one (1) 0.53 acre park. The proposed density is 3.27 d.u./acre. The plat includes .67
acres of open space, or 7 % of the gross land area.
The Applicant has also requested approval of a Conditional Use Permit for a Planned
Development (PD) in order to allow alternative development standards, including reduced
residential building setbacks, reduced lot sizes, reduced lot frontages, reduced dwelling sizes,
to allow residential lofts to be placed above retail buildings, and to allow a cul-de-sac street to
be 497' in length. Following is a comparison of the City's minimum R-15 requirements and the
reduced requirements that have been proposed by the Applicant through the PD application
Setbacks- Citv Reauirements (R-15)
Front: 20'
Rear: 15'
Side: 5'/per story
Street side: 20'
Corner Lots: 20'
Proposed Setbacks
Front Garage: 10' Front House: 15'
Rear: 10'
Side: 5' (no additional setback per story)
Street side: 10'
Corner Lots: 10'
Lot Size- Citv Requirements
R-15 zone: 2,400 sq.ft
Lot Frontage-City Requirements
50'minimum
House Size- City Requirements
1,301 sq. ft. min.*
Pronosed Lot Sizes
8,000 sq. ft.
Pronosed Frontage
80' min.
Pronosed Minimum House Sizes
900 sq. ft. min.
*1,001 sq. ft. minimum house sizes are allowed if restricted to 10% of total
lots)
LOCATION
The property is generally located at the southeast corner of North Ten Mile Road and West Pine
Avenue.
SURROUNDING PROPERTIES
North: Pine Street borders the subject property to the north. Property north of Pine Street is
residential and commercial and zoned R-15 and L-O.
South: Property is currently zoned RUT (Ada County), a church site is proposed for the property.
East: The Ten Mile Drain borders the subject property to the east. Property east of the Ten
Mile Drain is zoned RUT and is agricultural.
West: Ten Mile Road borders the subject property to the west. Property to the west of Ten
Mile Road is zoned RUT (Ada County) and is agricultural.
AZ-03-009, PP-03-010, CUP03-020 Comyerd ac Trn Mile. AZ. PP.CUP%PD
Planning & Zoning Commission/Mayor & City Council
July 3, 2003
Page 3
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and
circumstances of each proposed zoning amendment in terms of the following standards and
shall find adequate evidence answering the following questions about the proposed zoning
amendment. "
The following is the list of standards found in 11-15-11 and analysis by staff:
A. Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
Staff finds that the requested zoning designations of R-15 and C-N are
harmonious with and in accordance with the adopted Comprehensive Plan and
Generalized Land Use Map, which designates the land to be "Mixed Use
Community".
B. Has there been a change in the area or adjacent areas which may dictate that
the area should be rezoned. For example, have the streets been widened, new
railroad access been developed or planned or adjacent area being developed
in a fashion similar to the proposed rezone area;
The area has been designated as a Mixed-Use Community area in Meridian's
Comprehensive Plan and is located just north of a potential Transit Station that
has been identified in the Comprehensive Plan. These Comprehensive Plan
designations in combination with the L-O and R-15 zoning directly north of the
subject property make the proposed zoning of the property compatible with
surrounding land uses and the City of Meridian's plan for the development of the
area.
C. Will the proposed uses be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and that such use will not change the
essential character of the same area;
Staff finds that the proposed uses are compatible with the existing and intended
character of the area. The Comprehensive plan designates the area as Mixed Use
- Community; the proposed mixture of residential, retail and commercial uses are
compatible with the Comprehensive Plan designation. Staff finds that the
proposed uses can be designed and constructed in a manner that will be
AZ-03-009, PP-03-010, CUP03-020 Counyard at Ten Mile. AZ. PP COPiPO
Planning & Zoning Commission/Mayor & City Council
July 3, 2003
Page 4
harmonious with and appropriate in appearance with the existing and intended
character of the surrounding area.
D. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony to determine
whether or not the proposed use will be disturbing or hazardous to the
neighboring uses.
Staff does not anticipate that the proposed uses will be hazardous or disturbing to
future or existing neighbors. Special attention will need to be paid to protect the
existing agricultural uses to the south.
E. Will the area be served adequately by essential public facilities and services
such as highways, streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any of such services;
Staff finds that the subject property can be served adequately by all essential
public facilities and services. Sanitary sewer service will be via a temporary
private lift station being installed as part of the Mosher's Farm project.
F. Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
Staff fmds that there will not be additional requirements at public cost and that the
annexation and zoning will not be detrimental to the community's economic
welfare.
G. Will the proposed uses not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed uses will create additional traffic, especially on Ten
Mile Road and Pine Avenue. However, staff does not believe that the increase in
traffic will be excessive. Staff does not anticipate that the proposed development
will generate traffic, noise, smoke, odors or other nuisances that would be
detrimental to the general welfare of the surrounding area.
H. Will the area have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public
streets;
AZ03-009, PP-03-010, CUP03-020 Cowryard at Tm Mile. AZ. PP CUPiP~
Planning & Zoning Commission/Mayor & City Council
July 3, 2003
Page 5
Staff finds that the two proposed vehiculaz approaches on Ten Mile Road and the
proposed vehicular approach on Pine Street should not appreciably interfere with
traffic on the surrounding streets.
Ada County Highway District's comments should be considered when making
this finding.
I. Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff finds that no natural or scenic features of major importance will be lost or
damaged by approval of this annexation request.
J. Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592,11-17-1992)"
Staff finds that the annexation of this property would be in the best interest of
the City by providing a variety of housing types, an innovative subdivision
layout, and the addition of employment opportunities.
ANNEXATION AND ZONING COMMENTS
1. The legal description submitted with the application appeazs to meet the requirements of the
City of Meridian and State Tax Commission and places the parcel contiguous to existing city
limits.
2. The requested zoning designations of R-15 and C-N are compatible with the City
Comprehensive Plan and Meridian's Zoning Ordinance.
3. The subject property is within the Urban Service Planning Area. Essential City services
are available to the subject property.
4. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per Ciry Ordinance Section 5-7-517. Wells may be
used for non-domestic purposes such as landscape irrigation.
5. A Development Agreement will be required as part of this annexation request.
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 J.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:
AZ-03-009, PP-03-010, CUP03-030 Covnyard al Trn Mile. AZ. PP.CUP%PD
Planning & Zoning Commission/Mayor & City Council
July 3, 2003
Page 6
a. The conformance of the subdivision with the Comprehensive Development Plan;
As noted above, staff finds that the subdivision conforms with the Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services aze, or will be available to accommodate the proposed
subdivision.
c. The continuity of the proposed development with the capital improvement
program;
Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
d. The public financial capability of supporting services for the proposed
development;
Staff finds that the development will not require major expenditures for providing
supporting services.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that should be brought to the Council or Commission's
attention.
ADDITIONAL CONSIDERATIONS
• Cul-De-Sac Leneth: The preliminary plat has one cul-de-sac that exceeds the 450 foot
maximum cul-de-sac length (MCC 12-4-2). However, because this plat is part of a PD, the
Applicant has requested they be allowed to exceed this section of Code without the need for a
variance application. Staff supports this request to exceed the maximum cul-de-sac length.
SITE SPECIFIC COMMENTS (preliminary alatl
1. Sanitary sewer service to this project is being proposed via a temporary lift station being
installed as part of the Mosher's Farm project. The applicant will be responsible to
construct lateral sewer mains (including dry-line) to and through this proposed
development. The subdivision designer to coordinate main sizing and routing with the
Public Works Department. Revise the preliminary plat to provide a 20-foot wide
easement between Lots 29 & 30, Block 2, or re-route the sewer so as not to be between
lots.
AZ-03-009, PP-03-010, COP03-020 Courtyard al Ten Mile. AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
July 3, 2003
Page 7
2. Domestic water service to this site shall be via new main extensions from the existing
mains adjacent to the property Subdivision designer to coordinate main sizing and routing
with the Public Works Department.
Ordinance 12-13-10-3, Applicability of Street Buffers, requires that all street buffers at
subdivision boundaries be placed on a common lot, maintained by a homeowner or
business-owners association. Applicant shall submit a revised preliminary plat at least 10
days prior to the next public hearing that shows the landscape buffer along Ten Mile
Road and Pine Street within a common lot.
4. Required fencing along micropaths is to be 4' in height and shall be installed by the
developer.
5. The developer shall be required to install all parkway trees within each phase of the
development prior to any Certificates of Occupancy being issued.
6. Fencing details shall be submitted with the Final Plat application. Fencing adjacent to
pathways or the common area lots shall not be over three feet in height if constructed of a
solid material, and shall not be more than 4 feet in height if it is non-sight obscuring. A
solid, 6-foot high perimeter fence shall be installed prior to any building permits being
issued, unless agreed to otherwise in writing by the Planning Director.
All adjacent agricultural uses shall be protected and a note added to the face of the plat
regarding the Right to Farm Act.
8. The required landscaping and irrigation system shall be installed prior to the issuance of a
Certificate of Occupancy for any building on any lot created by the subdivision.
Landscaping and fencing must be bonded for prior to applying for building permits.
9. No phasing lines were shown on the preliminary plat. If phasing is planned, applicant
shall submit a revised plat prior at least 10 days prior to the next public hearing showing
the proposed phase lines.
10. The phasing schedule shall apply to the residential portions of the subdivision only. If the
applicant/developer determines that the office/commercial property can or should be
developed in an order that is not consistent with the phasing schedule, they may request
final plat approval of said phases in anon-sequential manner without revising the
preliminary plat. All development, however, must be contiguous to a previously approved
phase.
11. Underground pressurized irrigation must be provided to all landscape areas on site. The
applicant has indicated that the pressurized irrigation system within this development is
to be owned and maintained by the Nampa & Meridian Irrigation District.
12. 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
AZ-03-009, PP-03-010, CUP03-W 0 CouvNard al Tw Mile. AZ. PP.CUP. PD
Planning & Zoning Commission/Mayor & City Council
July 3, 2003
Page 8
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.
13. The applicant has submitted a statement indicating that they will be providing on-site
soils/groundwater investigation prior to final plat approval, and that depth to groundwater
should be similar to depths measured in the Mosher's Farm project. Please submit all
initial excavation information to the Public Works Department for review, and updated
groundwater/soils monitoring data to the Public Works Department. All drainage aeeas
(detention/retentionbasfns) must be designed to ensure that water is retained only during
100-year storm events, and for a period of time not to exceed 24 hours. Side slopes
within drainage areas shall not exceed 3:1. The project engineer should pay close
attention to the results of field studies determining the groundwater, soil type & and
characteristics during the design and construction phases. The engineer shall be required
to certify that the street centerline elevations are set a minimum of 3-feet above the
highest established normal groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above groundwater.
GENERAI. COMMENTS (pretiminary slat)
1. Please submit a copy of the Ada County Street Name Committee's final approval letter
for the subdivision name, and the lot and block numbering. Make any con•ections
necessary to conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
4. Two-hundred-fifty and one-hundred-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 aze at street intersections and/or fire
hydrants.
5. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans.
Plans 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.
6. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Sections 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
AZ-03-009, PP-03-010, CUP03-020 Cuurtyazd at Ten Mile. AZ. PP.CUP~PD
Planning & Zoning Commission/Mayor & City Council
July 3, 2003
Page 9
7. Any drainage areas (detension/retension basins) must be designed to ensure that water is
retained only during 100-year storm events, and for a period of time not to exceed 24
hours. Side slopes within drainage areas shall not exceed 3:1.
Graphically depict any FEMA flood plain boundaries. Note restrictions associated with
the flood zone on the face of the preliminary plat.
9. Performance specifications for the common area pressurized irrigation system shall be
submitted with each Final Plat application.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property's size of 11 acres is large enough to accommodate the
proposed commercial and residential development and all other required features.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as Mixed Use -
Commercial. The proposed mix of residential, commercial and office uses are
harmonious with and in accordance with the Comprehensive Plan. The project meets the
requirements and objectives of the Planned Development Ordinance. The applicant is
proposing to include micropaths and a11/2 acre park and tot lot to meet the requirement for
two amenities for the planned development.
C. That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Staff finds that the proposed uses will be compatible with other uses in the general
neighborhood and the existing and intended character of the general vicinity.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
AZ-03-009, PP-03-010, CUP03-020 Courtyazd az i®Mile. AZ. PP.CUPiPD
Planning & Zoning Commission/Mayor & City Council
July 3, 2003
Page 10
Staff does not anticipate that the proposed project will have an adverse impact on the
surrounding property; however, the Commission and Council should consider any
testimony given at the public hearings before making this finding.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
Staff finds that the proposed development can be adequately served by essential public
facilities including: streets, police and fire protection, drainage structures, refuse
disposal, water and sewer.
F. That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
Staff finds that the proposed use would not be detrimental to the economic welfare of the
community, nor would it create the need for any new facilities or services to be paid for
by the public.
G. That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff finds that no excessive traffic, noise, smoke, fumes, glare or odors will result from
the proposed commercial and residential uses.
H. That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the proposed use will not create significant interference with any traffic
on the surrounding public streets. The Council and Commission should refer to the
ACHD report for additional information concerning this finding.
I. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed
by issuance of this conditional use.
SPECIAL CONSIDERATIONS
AZ03-009, PP-03-010, COP03-020 Courtyard al Tw Mile. AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
July 3, 2003
Page 11
The applicant is proposing residential lofts above two of the proposed commercial buildings.
This type of development is not specifically addressed by Meridian's Zoning Ordinance but
is supported by the Comprehensive Plan's designation of the subject property for Mixed Use
-Community development. Staff supports this proposed mix of housing and retail.
The applicant is proposing two amenities for the planned development including: micropaths
to provide connectivity to the proposed park and a '/z acre park and tot lot. The proposed
park does not consist of 10% of the gross area of the subdivision as required by the Planned
Development Ordinance. The applicant is proposing to provide a "tot lot" in the park as an
amenity and is requesting approval by the Commission and the Council for alternative
compliance.
Staff met with the applicant regarding staff concerns over the proposed design of the 4-plex
units. The concerns of staff included the configuration of the 4-plex garages and the lack of
landscaping for the 4-plex units. The applicant has agreed to submit revised elevations for
the 4-plex units. Substantial compliance with the (revised) elevation drawings submitted
with the application will be required.
Front of Garage Setback: The applicant wishes to reduce the front of garage setback to 10-
feet. By doing so there would not be enough room to park a vehicle in front of the garage
without the tail end hanging out over the sidewalk. It also appears that the proposal is for
there to be a driveway between the two garages into a courtyard where parking is
accommodated under two separate breezeways. Staff does not support this concept if
parking is proposed in front of the garages.
SITE SPECIFIC COMMENTS (Conditional Use Permit)
Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
2. The proposed bank and gas station will require CUP applications. Additionally, a
detailed list of approved and conditional uses shall be included in the Development
Agreement.
All office or commercial uses proposed within the development not specifically listed in
the Development Agreement shall be required to apply for a conditional use permit for a
planned development prior to construction.
4. At least 10 days prior to the next public hearing, the Applicant shall submit a detailed
plan for the proposed pazk and tot lot.
5. All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
6. No building permits shall be issued within the development until a Final Plat has been
recorded for the subdivision.
AZ-03-~09, PP -03-010, COP03-020 Courtyard al Tm ~1ile. AZ. PP.CUP.PD
Planning & Zoning Commission/Mayor & City Council
July 3, 2003
Page 12
COMPREHENSIVE PLAN POLICIES
Chapter VI, Goal III, Objective A, Action 3.:
Provide a variety of park types (neighborhood parks, regional parks) interspersed
throughout the community.
The development's proposed %z acre pazk and tot lot meets the intent of this Comprehensive Plan
Action
Chapter VII, Goal I, Objective B, Action 5:
Locate new community commercial areas on arterials or collectors near residential areas in
such a way as to complement with adjoining residential areas.
The proposed mixed-use commercial development's location at the intersection of Ten Mile
Road and Pine Street meets the intent of this Comprehensive Plan Action through providing a
community commercial azea on an arterial and within close proximity to residential areas.
Chapter VII, Goal V, Objective A, Action 4:
Provide for a wide diversity of housing types (single-family, modular, mobile homes and
multi-family arrangements) and choices between ownership and rental dwelling units for
all income groups in a variety of location suitable for residential development.
The proposed residential lofts located above the proposed retail development and the proposed
duplexes meet the intent of this Comprehensive Plan Action. The proposed mixed -use
residential and commercial development will help to diversify the types of housing available in
Meridian by providing additional housing choices.
Staff strongly supports the mixed-use principles of this development. The proposed mixed -use
development meets the Comprehensive Plan's vision for the area as a Mixed Use -Community
area and will be an asset to the City of Meridian.
Special discussion will need to take place regarding the proposed residential lofts over the
proposed commercial buildings, and proposed setbacks.
Staff recommends approval of the Annexation and Zoning, PD and Preliminary Plat applications
with the conditions noted above.
AZ-D3-009, PP-03-O10, CIIP03-020 Cou~hsrd al Tm Nile. AZ. PP.CLP.PD