HomeMy WebLinkAboutMayfair Commons Sub PP 03-017August 4, 2003
PP 03-017
MERIDIAN PLANNING 8. ZONING MEETING August 7, 2003
APPLICANT Wildwood Development, LLC ITEM NO. ~ 3
REQUEST Public Hearing -Request for Preliminary Plat approfal of 45 building lots and 14 other
lots on 12.74 acres in a proposed R-15 zone for proposed Mayfair Commons Subdivision -1125 East
Pine Street _ _
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: _ ,
Contacted:
Emailed:
COMMENTS
See attached Staff Comments
See attached Comments
"Ok with Meridian Water Department"
No Comments
No Comments
See attached Comments
See attached Comments
See attached Comments
See attached Comments
Staff Initials:
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Phone:
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Materiab presented at publk meeFinye shall become property of the City of Meridian.
HUB OF TREASURE VALLEY
hL11 OR A Good Place to I.i~e I.I;G;\1, n1'sP:\R'I'~fi?N"f'
Robert D. Conic
CITY OF MERIDIAN (208) 288-2499 Fax 288-3501
f:I~"~~~~~~N~IL~I~~I>3>rRS PI»LIC~'t>R~5
Tammy aew~era 33 EAST IDAHO soll,nlNC nGP:jRTPiII:NT
Keith Aira
MERIDIAN, IDAHO 83642 (208) 887-2211 ~ Pae 887-1.297
Cherie i~IcCaDdless (208) 888-3433 ~ Pd1S (208) 887-4813 Pi,ANNING ;1ND 7,ONiNG
l~'illiam i.. Af. Nary City Clerk Office Pax (208) 888-4218 D6PdRTn1PNT
(208) 884-5533 ~ P'.~X 888-6854
STAFF REPORT: Hearing Date: August 7, 2003
Transmittal Date: July 31, 2003
To: Mayor, City Council and Planning & Zroning Commiss~i~~~~'~~!.~
From: Wendy Kirkpatrick, Planner II ~~"- ~~(_ ~ ~ 203
Bruce Freckleton, Senior Engineering Tech
~~~000 City OflVleridian
Re: Mayfair Commons
City Clerk Office
• Zoning of 12.74 Acres from I-L to R-15 (High Density Residential), by
Wildwood Development, LLC (File No. RZ-03-008)
• Preliminary Plat Approval of 45 Building Lots and 14 Other Lots on 12.74
Acres in proposed R-15 (PD) zone by Wildwood Development, LLC (File No.
PP-03-017)
• A Conditional Use Permit for a Planned Development on 12.74 Acres to
Allow Reduced Frontage Requirements and Reduced Setbacks by Wildwood
Development, LLC (File No. CUP-03-032)
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, Wildwood Development, has requested the zoning of 12.74 acres of land
located at 1125 East Pine Street. The land is presently zoned I-L (Light Industrial). The
Applicant has requested that the subject property be zoned to R-15.
The Applicant's preliminary plat request is for 45 multi-family building lots and (14) fourteen
other lots. The multi-family lots include a mix of attached and detached 4-plex buildings. The
"other" lots include ten (10) garage and storage lots and four (4) common lots, including three
(3) open space lots. The proposed density is 14.59 d.u./acre. The plat includes 3.68 acres of
open space, or 28% of the gross land area.
The applicant is proposing a parking lot drive aisle connecting Pine Avenue and Commercial
Avenue to provide internal circulation for the planned development. Staff has serious concerns
over the safety of the configuration of this parking lot drive aisle and was unable to make the
RZ-03-0OB, PP-03-017, CUP03-032 Mayfa'v Commoas. AZ. PP.CUP~PD
Planning & Zoning Commission/Mayor & City Council
August 7, 2003
Page 2
required findings regarding public safety and traffic impacts in order to recommend approval
of the proposed development. Staff recommends denial of the current site plan, dated 7/23/03,
which has been submitted by the applicant. Staff anticipates that the applicant will submit a
revised site plan at the August 7, 2003 Planning and Zoning Commission hearing addressing
concerns raised by staff. Anticipating that the applicant will submit a revised site plan that will
address safety concerns, staff has included Conditions of Approval for the proposed
applications that should be inclueded if the Commission recommends approval of the proposed
applications.
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 frontages, and a deviation from parking standards.
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- City Reouirements (R-15)
Front: 20'
Rear: 15'
Side: 5'/per story
Street-side: 20'
Comer Lots: 20'
Proposed Setbacks
Front: (Multiplex) Front Stairs: 9' Front Building:
14'
(Garage/ Storage) O'
Rear: 10'
Side: 5' (Multiplex)
Side: O'(Storage)
Street side: 10'
Comer Lots: 10'
Lot Size- City Requirements
R-15 zone: 2,400 sq.ft.
Lot Frontage-Gifu Reauirements
50'minimum
Parking- City Reauirements
2 spaces per unit
LOCATION
Proposed Lot Sizes
2,400 sq. ft.
Proposed Frontaee
26' min.
Proposed Parking
1.5 spaces per unit
The property is located at the 1125 E. Pine Avenue.
SURROUNDING PROPERTIES
AZ-03-009, PP-03-010, CUP03-020 Mayfair Commons. AZ. PP.CUPiPU
Planning & Zoning Commission/Mayor & City Council
August 7, 2003
Page 3
North: Pine Street borders the subject property directly to the north. Danbury Subdivision, a
single-family residential subdivision, is located north of Pine Street and is zoned R-4.
South: Union Pacific Railroad tracks border the subject property directly to the south, property
south of the railroad tracks is zoned I-L.
East: Santee Business Pazk is located directly east of the subject property and is zoned I-L.
West: Single-family residential zoned Rl (Ada Counry.)
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 fmd 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 designation of R-15 is hannonious 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 azea has been designated as a Mixed Use Community azea in Meridian's
Comprehensive Plan. These Comprehensive Plan designations in combination
with the L-O and R-15 zoning directly east and south 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;
AL03-009, PP-03-010, COP03-020 Mayfav Covuvo~u. AZ. PP.COPiPD
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August 7, 2003
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Staff finds that the proposed uses are compatible with the existing and intended
character of the azea. The Comprehensive plan designates the azea as Mixed Use
Community; the proposed mixture ofhigh-density residential uses is compatible
with the Comprehensive Plan designation. Staff finds that the proposed uses can
be designed and constructed in a manner that will be harmonious with and
appropriate in appeazance with the existing and intended character of the
sun•ounding 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 hazazdous or disturbing to
future or existing neighbors.
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 but has serious concerns about the proposed
configuration of the planned development's pazking lot drive aisle.
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 finds that there will not be additional requirements at public cost and that the
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 Pine
Street. Staff has serious concerns regarding the safety of the proposed
configuration of the parking lot drive aisle and that the proposed configuration of
the planned development will be detrimental to persons, property, and general
welfare.
AZ-03-009, PP-03-010, CUP03-020 Mayfi'v Commons. AZ. PPCUP?D
Planning & Zoning Commission/Mayor & City Council
August 7, 2003
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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;
Staff finds that the proposed vehicular approach on Commercial Avenue and the
proposed vehicular approach.on Pine Street will 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 rezone request. A portion of the subject property is
located within the Five-Mile Floodplain area.
J. Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592, 11-17-1992)"
Staff finds that the proposed of this property would be in the best interest of the
City by increasing the variety of housing types available in Meridian.
ZONING COMMENTS
1. The legal description submitted with the application appears to meet the requirements of the
City of Meridian and State Tax Commission
2. The requested zoning designation of R-15 is compatible with the City Comprehensive Plan
and Meridian's Zoning Ordinance.
3. A Development Agreement will be required as part of this rezone request.
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "hr determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
As noted above, staff finds that the subdivision conforms to the policies of the
Comprehensive Plan addressing parks and housing.
AZ-03-009, PP-0)-010, CUP03-02U
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Planning & Zoning Commission/Mayor & City Council
August 7, 2003
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b. The availability of public services to accommodate the proposed development;
Staff finds that public services are, available to accommodate the proposed subdivision.
The developer will extend existing water and sewer mains to the subject property
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; the developer will extend urban services to the subject property.
d. The public fmancial capability of supporting services for the proposed
development;
Staff finds that the development will not require major expenditures for providing
supporting services; the developer will extend urban services to the subject property.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that the configuration of the parking lot drive aisle presents serious safety
issues that need to be brought to the Commission's attention.
ADDITIONAL CONSIDERATIONS
N. Stonehenge Wav: The applicant is proposing to connect two public streets (E. Pine
Avenue and E. Commerce Avenue) with a parking lot drive aisle (N. Stonehenge Way.) Staff
has serious concerns regarding the safety of the proposed parking lot drive aisle. The location
of the proposed parking lot drive aisle between Pine Avenue and Commerce Avenue will
bring cut-through traffic into the proposed housing development. Staff has concerns over the
potenfial for high-speed cut-through traffic on the Private Road and the danger this traffic
would present to residents of the planned development. The current configuration of the
parking lot drive aisle and planned development features parking stalls immediately adjacent
to the proposed parking lot drive aisle. This configuration will result in cars backing out of
their parking stalls into the parking lot drive aisle, a potentially very dangerous situation
considering the possibility for high-speed cut-through traffic on the private road. Staff
unequivocally does not recommend approval of the proposed Planned Development, rezone,
and Preliminary plat applications if the configuration of the parking lot drive aisle is not
changed significantly to improve the safety of the parking lot drive aisle.
SITE SPECIFIC COMMENTS (areliminarv nlatl
1. Sanitary sewer service to this site will be from an extension from the existing main in E.
Pine Avenue. The applicant will be responsible to construct lateral sewer mains to and
through this proposed development. Subdivision designer to coordinate main sizing and
routing with the Public Works Department. Sewer mains will not be allowed within
AZA3-009, PP -03A10, CUP03~@0 May(av Commons. AZ. PP.CDP/PD
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August 7, 2003
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landscape areas, beneath landscape islands, and manholes will not be allowed in parking
and loading areas. This development shall be subject to latecomers' fees to reimburse
those responsible for bringing sewer service to the area. Payment of the latecomer's fee
shall be required prior to signature on the final plat map.
2. Water service to this site will be from an extension of existing water mains in E. Pine
Avenue and E. Commercial Avenue. The applicant will be responsible to construct water
mains to and through this proposed development. Subdivision designer to coordinate
main sizing and routing with the Public Works Department.
3. The developer shall be required to install all parkway trees within each phase of the
development prior to any Certificates of Occupancy being issued.
4. 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.
5. All adjacent agricultural uses shall be protected and a note added to the face of the plat
regarding the Right to Farm Act.
6. 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.
7. 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.
8. 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.
9. 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 Imgation District.
10. The City of Meridian requires that pressurized irrigafion systems be supplied by a year-
round source of water. If a creek or well source is not available, asingle-point connection
to the culinary water system shall be required. If a single-point connection is utilized, the
developer shall be responsible for the payment of assessments for the common areas prior
to signature on the final plat by the Meridian City Engineer.
AZ-03-009, PP-03-010, CUP03-020 Mayfa'v Commons. AZ. PP.COP/PD
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August 7, 2003
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11. The initial soils/goundwater investigafion report dated May 14, 2003, submitted with the
application indicates that groundwater levels are very shallow. Please submit all updated
groundwater/soils monitoring data to the Public Works Department. All drainage areas
(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 I -foot above groundwater.
GENERAL COMMENTS (urelirninarv plat)
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 corrections
necessary to conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
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 are 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 Sectioris 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
Any drainage areas (detention /retention 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.
AZ-03-009. PP-03-010. CUP03-020 Mew vCOmmo~. AZ. PP.CUPiPD
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Augast 7, 2003
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8. 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 12.74 acres is large enough to accommodate
the proposed residential development and all other required features if the applicant is
granted deviations from pazking requirements through their Planned Development
application. The applicant is providing 3.68 acres of open space and is proposing a
density of 14.59 dwelling units per acre. The applicant will be required to provide 100
sq. ft. of useable private open space for each dwelling unit -this open space shall be
depicted on the site plan and/ or building elevations submitted to City Council. The
applicant is proposing to provide 1.5 parking spaces per dwelling unit (MCC requires 2
spaces per unit.) Although parking standards are not noted as a specific item that can be
changed, the purpose statement of the Planned Development ordinance supports this
request by the applicant for a deviation from the parking standards.
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 high-density residential development is 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
10% open space and a "sport court" 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;
AZA3A09, PP-03-010, COP03-020 MayGv Common. AZ. PP.COP/PD
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August 7, 2003
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Staff finds that the proposed uses will be compatible with other residential and light
industrial 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;
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. The developer will extend urban services to the subject property.
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 the proposed configuration of the planned development and its pazking lot
drive aisle will be detrimental to persons, property and the general welfare by producing
excessive traffic crossing through the subdivision between Commercial Avenue and Pine
Avenue.
13. 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 create significant interference with traffic on the
surrounding public streets. The Council and Commission should refer to the ACHD
report for additional information concerning this finding.
AZ-03-009, PP-03-010. CUP03-020 MayGv Common. AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
August 7, 2003
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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. A portion of the subject property is located within the
Five-Mile Floodplain area.
SPECIAL CONSIDERATIONS
The applicant is proposing a deviation from the MCC's parking requirements of 2 spaces per
dwelling unit. The applicant is proposing to provide 1.5 spaces per dwelling unit due to the
number of one bedroom and studio dwelling units that have been proposed for the planned
development. Staff supports this deviation from the parking standards for this planned
development.
Section 12-6-2 of the MCC requires:
"All residential planned developments shall provide each dwelling unit with at least one
hundred (100) square feet of useable open space, such as a patio or deck. The Commission
and council shall judge each project on its own qualities, and may recommend deviations
from this open space requirement when it is satisfied that the private and common open space
proposed meets the intent and purpose of the ordinance"
SITE SPECIFIC COMMENTS (Conditional Use Permitl
Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
2. At least 10 days prior to the next public hearing, the Applicant shall submit a detailed
plan for the proposed pazk and tot lot.
A revised site plan and/or elevations depicting 100 sq. feet of useable open space per
dwelling unit must be submitted at least 10 days prior to City Council.
4. All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
5. No building permits shall be issued within the development until a Final Plat has been
recorded for the subdivision.
AZ-03-009, PP-03-010, C[1P03-030 Mayfav Commom. AZ. PP CUP/PD
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August 7, 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 park and "sport court" meet the intent of this Comprehensive Plan
Action
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 andrental dwelling units for
all income groups in a variety of location suitable for residential development.
The proposed high-density residential development and its mix of studio, one-bedroom and two-
bedroom apartments meet the intent of this Comprehensive Plan Action. The proposed rental
residential development will help to diversify the types of housing available in Meridian by
providing additional housing choices.
RECOMMENDATION
Staff recommends denial of the proposed planned development based on the submitted site plan
dated 7/23/03.. Staff was unable to make the required findings regarding traffic and public safety
necessary to recommend approval of the proposed planned development.
Staff recommends denial of the Zoning, Planned Development and Preliminary Plat applications.
AZ-03-009, PP-03-010, CUP03A20 May(av Commmvs. AZ. PP.CUP/PD
ROBERT D. CORRIE
COLINQL MEMBERS
WILLIAM L.M. NARY
KEITH BIRD
TAMMY DE WEERD
CHERIE MCCANDLESS
RURAL FIRE COMMISSIONERS
RICHARD GREENE
TERRY LEIGHTON
STEV E ELLIOTT
L
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ID.:\HO j
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KEN W. BOWERS
DEPUTY CBIEF - FIRE PREVeNTION
JOSEPH SiLVA
DEPUTY CHIEF - TRAEQRJG
BILL JOHNSON
540 East Franklin Road
Meridian, ID 8364?
(208)888-1234
Fax (203)895-0390
MERIDIAN CITY/RURAL FIRE DEPARTMENT
~l'1~L'/1 Y L~~
July 30, zoo3 JUL 3 01003
City Of Meridian
City Clerk Office
TO: Mayor, City Council and Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Mayfair Commons RZ 03 008, CUP 03-032, PP 03-017 Revised
The following will be the requirements and/or concerns to provide minimum levels of fire
protecfion for the proposed project:
That afire-flow consistent with Appendix III-A of the Uniform Fire Code be
provided to service the entire project. Fire hydrants shall be placed an average of
400' apart. 1997 UFC Appendix III-A
2. Operational fire hydrants and temporary or permanent street signs are required
before combusfible construcfion begins. UFC 901.4.2 & 901.3
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 radii shall be 28' inside and 48' outside radius for all entrances and internal roads.
6. All fire lanes shall have an unobstructed width of 20'. UFC 902.2.1
The proposed project will have an undetermined population. Based on historical run
analysis the Meridian Fire Department will respond to one call for service for every 24
people in the service azea. This will generate an undetermined number of calls for
service at build out. According to a report completed by Fire & Emergency Services
Consulting Group in February of 2000 our requests for service are projected to reach
2800 in the year 2005 and 3800 by the year 2010, this is up from 2069 responses in the
year 2000.
8. Provide an approved turn around on the end of each access driveway which is greater
than 150' in length.
9. Parking shall be restricted to one side on all access roads which are only 30' wide.
MAYOR
Robert D. Corrie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
1; IDAHO
„~~;: ~ .
¢!~A a
~~,,QQ,,~~''CITYOF 1RI~^~_•,ly~
~../Vii81'1G~Z,fYI ^ i'
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
Keith Bird ~"' ~ TRansuae Vn+y"' 1590E PLANNING & ZONING
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: July 31, 2003
Transmittal Date: June 16, 2003 Hearing Date: August 7, 2003
File No.: PP 03-017
Request:
Preliminary Plat approval of 45 building lots and 14 other lots on 12.74 acres
in proposed R-15 zone for Mayfair Commons Subdivision
By: Wildwood
Location of Property or Project:
rent, LLC
1125 East
Street
David Zaremba, P/Z (No vAR, vac, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, P/Z (No vAR, vAC, FP)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Robert Conie, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
Ci Attorney
dry Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FP/PP ~~ty)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FPiPP only)
U.S. West (FP/PP Only)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (Annexation Dory)
Ada County Land Records (FP/PP Dory)
Meridian Development Corporation
LEGAL DEPARTMENT
(208) 466-9272 • FAX 46G-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Pnx 887-1297
EIVED
Jf1L 1 52003
City Of Meridian
City Clerk Office
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Oftice Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813
Historical Preservation Commission
gECENED
~u~ - s Zoo3
City of MeridiaJn
City Clerk Office
`IZa.~r~ia & ~na~*~ ~r~tflu:>ct
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampo 4667861
SHOP: Nampa 466-0663
William Berg
City of Meridian
33 East Idaho Ave.
- - Mezidaa~a,-1~_83f42 - --- - - - - --- - -
RE: Mayfair Commons Subdivision PP 03-017
Dear Will:
I1T my letter dated June 26, 2003 I erroneously stated that the Snyder Lateral courses
through the above referenced property. It is in fact the Gruber Lateral that courses
through this property with a recorded easement of 30 feet, 15 feet each side.
Sincerely,
~~~
John P. Anderson, Water Superintendent
NAMPA & MERIDIAN IRRIGATION DISTRICT
JPA/dbg
cc: Board of Directors
Secretary/Treasurer
Asst. Water Superintendent
Paul Deavu, Boise Project Board of Control
File
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
2 July, 2003
JUL-30-2003 01:15P FROM:5anitary Services, I 208-888-5052
•~ MA OR i~f•" ~ }%
Ruben Cnmc crn~oP 1'.~I
CI'1'YCOUNCI EM RS ~`/ l /•// <~X~/~ 4 ~•r a'~,•
Tammy de ccnl ~ innHr) ;`
William L. Nary /S.
Ch 'e Mc('a ~ '{~
TO: Meridian Clerk P:9'19
LEG.nI nF.PA RTMF.NT
I C081 afi6 v272 • rAx aGG•a405
PARKS &. ReCREAT'IUN
(208)888.157+1• P¢. 8U8.7sU~
PIIRLII: W(1RKS
(7AR) x7x•SSW • h¢n 887 1277
BUILDING DRPARTd1CNT
1208) 887 1)I I • ran 887.1:07
en . ~2e.CyU1'~p~y~L- ~ :~ 'fua, PLANNING & Zf1NIN(i
Keid+ Dird +v77 (208) 89a 55;'t • P¢a 8xx•u8sa
~, -
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
By:
To Insure that your comments end recommendations will ba considered by the Meridian Planning
and Zoning Commission, please submit Your comments and recommendations to Meridian City Clerk's Office
Attn: WIII Berg, City Clerk, by: July 31, 2003
Transmittal Date: June 16, 2003 Hearing Date: August 7, 2003
File No.: PP 03-017
Request: Prelimina Plata royal of 45 buildin lots and 14 other lots on 12,74 8cres
in proposed R-15 zone for Mayfair Commons suvalvtsron
Location of Property or Project:
1125 East Pine
David Zaremba, P!Z (NO VAR, VAC, FP)
Jerry Ccniers, P2 (No VAR. YAC, FP)
l.eslle Mathes, P!Z (No vAR vac, FP)
Michael Rohm, P!Z (No vAR, VAC, FP)
Keith Borup, P/Z (NO VAR, VAC, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeertl, C!C
KeiG1 Bild, C/C
C aria McCandless, C1C
star Department
Sewer Department
Sanitary Service (No VAR VAC, FP)
Building Department
Fire Department
Police Department
City Atlomey
City Ertginaer
City Planner
Parks Department
Meridian School Dlstricl (No FP)
Meridian Post O1rce (FPiPP Daly)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. DislriG
Settlers Irrigation District
Idaho Power' Co. (FPiPP Dory)
U.S. West fFPiPPonN)
Intermountain Gas (FPA=P Dory)
Bureau of Reclamation (FYIPPonry)
IdahoTransportalionDepartmenl fNoFP)
Ada COUfdy (Annwredon only)
Ada County Land Records (FPrPP only)
Meridian Development Corporation
Historical Preservation Commission
t
I
RECEIVED
JUL 3 0 2003
City Of Meridian
J3 IIAST IDr1IID AVENUE • MERIDIAN, IDAHO N36a2 • (2118) 886•aa33 City Clerk Office
Cily Cleik OlTite Fax (208) 8884218 • Human Resources Pax (208) 88a-3723 • Fumnce & Uulny llrlhn8 rax 1208) 887-a81~
JUL 30 '03 13:28 208-886-5052 PAGE.09
Robert
CITY COUNCIL
Tammy de
William L. M.
Cherie McCanc
Keith Bird
PP 03-017
Preliminary Plat approval of 45 building lots and 14 other lots on 12.74 acres
LEGAL DEPARTMENT
(208) 4GG-9272 • FAX 46G-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
(208) 884-5533 • Fax 888-G854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn:. Will Berg, City Clerk, by: July 31, 2003
Transmittal Date: June 16, 2003 Hearing Date: August 7, 2003
File No.:
Request:
By:
in orooosed R-15 zone for Mayfair Commons Subdivision
Wildwood
`~ !~Q l
`\
CITV OF
C~eri~i~n~~ -f <„
IDAHO ~ j
~ ~~
e y
R ~ FEASlIF1E~ SgSF
1903
Location of Property or Project:
Pine Street
David Zaremba, P/Z (No vAR, vac, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, P2 (No VAR, VAC, FP)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Botup, P/Z (No VAR, VAC, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
~dh Bird, C/C
/Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary S2NICe (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Your Concise
Meridian School District (No FP)
Meridian Post Office (FPiPP ~~ty)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP onry)
U.S. West (FPiPP onry)
Intermountain Gas (FPiPP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (Annexatlon onry)
Ada County Land Records (FP/PP onry)
Meridian Development Corporation
JUN 1 8 2003
City Of Meridian
City Clerk Office
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Oftice Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813
MAYOR
Robert D. Cowie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Kei[h Bird
f;~
f' c..
1,.K ~ .. f
~,Q ,~' (ITY OF r;'~~~~
~../Vl BYIG~1~7~~ ~'~
Il IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 46G-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-550]
PUBLIC WORKS
i (208) 898-5500 • Pax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: July 31, 2003
Transmittal Date: June 16, 2Q03 Hearing Date: August 7, 2003
File No.: PP 03-017
Request: Preliminary Plat approval of 45 building lots and 14 other lots on 12.74 acres
By:
in proposed R-15 zone for Mayfair Commons Subdivision
Location of Property or Project:
vent, LLC
1125 East
Street
David Zaremba, P/Z (No vaR, vac, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, P/Z (No vAR, vAC, FP)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Borup, P2 (No VAR, VAC, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Brie McCandless, C/C
ater Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
Cit
Par
Meridian School District (No FP)
Meridian Post Office (FPiPP ~~ty)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP only)
U.S. West (FPiPPonty)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP onty)
Idaho Transportation Department (No FP)
Ada County (Annexation onty)
Ada County Land Records (FP/PP onty)
Meridian Development Corporation
Historical Preservation Commission
RECEIVED..
CI'I'~' ~~I'~ >+I~'~~IDIAN JUN 191003
~'f~~T~~'~ATE~ DEPT' City Of Meridian
City Clerk Office
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
Your Concise
City Clerk Oftice Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Uhhty Blllmg Fax (208) 887-4813
Prepodng
Today's
Soden~ for
Tomorrow's
SUPERINTENDENT
Christine H. Donnell
RECEIVED
JUN 2 3 2~Q3
June 18, 2003
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
City Of Meridian
City Clerk Office
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Mayfair Commons Subdivision will have a significant impact on school
enrollments at Soaldina Elementarv, Lewis & Clark Middle, and Meridian Hi School.
We can predict that these homes, when completed, will house eleven (11) elementary
aged children, eight (8) middle school aged children, and seven (7) senior high aged
students. Additional students will further compound the cunent overcrowded situation.
Residents cannot be assured of attending the neighborhood school, as it may be necessary
to bus students to other schools across the district.
School capacity is addressed iri Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 888-6701.
Sincerely,
~~~~~~~~
Wendel Bigh
Supervisor of Facilities and Construction
Joint School District No. 2
911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700
CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
~~ DISTRICT
HEALTH Environmental Health Division
DEPARTMENT
Rezone #
Conditional Use #
Return to:
^ Boise
^ Eagle
^ Garden City
~leridian
^ Kuna
^ ACZ
^ Star
Preliminary /Final /Short Plat 'rF~ ~ 3 -6/ 7
^ 1. We have No Objections to this Proposal. 1~+~ "~~~
^ 2. We recommend Denial of this Proposal. ~UN 2 0 2~3
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on thi~~~~?k Offian
^ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ or bedrock from original grade ^ other
^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
After written„approval from appropriate entities are submitted, we can approve this proposal for:
I sewage ^ community sewage system ^ community water well
^ interim sewage ~-central water
^ individual sewage ^ individual water
L~ The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of nvironmental Quality:
ral sewage ^ community sewage system ^ community water
^ sewage dry lines ~-~ceatral water
Run-off is not to create a mosquito breeding problem.
^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 13. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas
^ beverage establishment ^ grocery store
^ 15.
Please see attached stormwater management recommendatations
^ child care center
Date: ~ l~y l~
Reviewed By: ~1~~~~7
Review Sheet
CDHD 9N0Ikc
CENTRAL
~ ~ DISTRICT
WHEAL
DEPARTM
TH
ENT MAIN OFFICE • 707 N. ARMSTRONG PL. • BOISE, ID 83704-0825 • (2D8) 375-5211 • FAX 327-8500
7u prevenl and !real disease and disability; ro prnmale healllrp lifesrydes; and to prarecz and promaze zbe heahh and yuolilP of nur en niraamenl.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should obtain
current best management practices for storm water disposal and design a
storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
„,~,,,n,qe, Serning Va!le~; Elmore, Eoisg and Adu Cowrtres
Ada I Boise County Office Elmore County Office Valley County Office
707 N. Armstrong PI. 520 E. 8th St North 703 N, tst St.
Boise, ID 83704 Mountain Nome, ID 83647 P.O. Box 1448
Enviro. Heath: 327-7499 Enwo. Health: 587-9225 McCall, ID 83638
Family Planning: 327-7400 Family Health: 567-4407 Ph. 634-7194
Immunizations: 327-745C WIC 587-440° FAX: 634-2174
Senior Nutrition: 327-7460 FAX: 587-3521
WIC: 327-7488
FAX: 327-6500
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE AUgUSt 7, 2003 ITEM #
13
PROJECT NUMBER PP 03-017
PROJECT NAME Mayfair Commons Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
~ ~~~ ~~
cENE
!J G - 7 2003
RID ~