HomeMy WebLinkAboutPalmer Tri-plex CUPRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR PALMER
TRI-PLEX BY TROY PALMER – CUP-03-038 - Page 1
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR A MULTI-
FAMILY DWELLING UNIT IN THE
R-15 ZONE
TROY PALMER,
Applicant
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Case No. CUP-03-038
RECOMMENDATION TO CITY
COUNCIL
1. The property is located at 1236 E. 2 ½ Street, Meridian.
2. The owner of record of the subject property is Troy Palmer, 655 E. King Street, Meridian,
Idaho, 83642.
3. The applicant is Troy Palmer, PPN, LLC, 655 E. King Street, Meridian, Idaho, 83642.
4. The subject property is currently zoned R-15 (Medium High Density Residential). The
R-15 zoning district is defined within the City of Meridian Zoning and Development
Ordinance, Section 11-7-2.
5. The applicant requests Conditional Use Permit approval to convert an existing single-
family home into a multi-family residence (Apartment House) in an R-15 zone. The R-
15 zoning designation within the City of Meridian Zoning and Development Ordinance
requires a Conditional Use Permit for Apartment Houses (Meridian City Zoning and
Development Ordinance, Section 11-8-1).
6. The Meridian Planning and Zoning Commission recognizes that the proposed application
is in compliance with the Meridian Comprehensive Plan.
7. The proposed use does in fact constitute a conditional use as determined by City policy.
8. The Planning and Zoning Commission recognized the concerns of Tom Stevens, an
adjacent property owner, expressed at the public hearing on September 4, 2003.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR PALMER
TRI-PLEX BY TROY PALMER – CUP-03-038 - Page 2
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the requested Conditional Use Permit as requested by
the applicant for the property described in the application, subject to the following:
A. Adopt the Special Recommendations of the Planning and Zoning Commission as
follows:
1. At least 10 days prior to the City Council hearing, submit a revised site/landscape
plan to Planning & Zoning staff showing proposed alternative compliance, including a
fence along the north property line, for the required site landscaping.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC CONDITIONS OF APPROVAL
1. Existing landscaping shall be protected and retained. A detailed landscape plan
will be required when applying for a Certificate of Zoning Compliance. The landscape
plan shall include mitigation measures for any trees that are removed. All trees installed
within this development shall be a minimum of two-inch (2”) caliper in size.
2. Parking stalls and drive aisles shall be provided in accordance with Meridian City
Code, unless a variance is approved by the City Council.
3. All parking and areas of circulation (including a minimum 5-foot back-up area for
the northeastern most parking stalls) shall be improved with a hard surface in accordance
with Meridian City Code 11-13-4.D.
STANDARD CONDITIONS OF APPROVAL
1. Down-shield or otherwise alter all exterior lighting, whether attached to the
building or located within the parking area, so that the light does not spill over onto
adjacent properties or rights-of-way. All parking lot lighting shall be in accordance with
Ordinance 11-14-4.C.
2. All signage shall be in accordance with the standards set forth in Section 11-14 of
the City Zoning and Development Ordinance. All signage is subject to design review
and shall require separate permits. Temporary or portable signs shall be prohibited, and
will be removed upon three (3) days notice to the applicant.
3. All building and site improvement construction shall conform to the requirements
of the Americans with Disabilities Act.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR PALMER
TRI-PLEX BY TROY PALMER – CUP-03-038 - Page 3
4. Submit a drainage plan designed by a State of Idaho licensed architect or engineer
to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Stormwater
treatment and disposal must be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water Best Management
Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-
site disposal into a surface water is prohibited unless the jurisdiction which has authority
over the receiving stream provides written authorization prior to development plan
approval. The applicant is responsible for filing all necessary applications with the Idaho
Department of Water Resources regarding Shallow Injection Wells.
5. Trash: The trash enclosure(s) shall be enclosed on at least three (3) sides by a
solid wall or sight-obscuring fence at least four (4) feet in height in accordance with
Ordinance 11-12-1C.
6. A Certificate of Zoning Compliance shall be obtained prior to applying for a
building permit.
7. A building permit shall be obtained prior to the start of construction.
8. All required improvements must be complete prior to obtaining a Certificate of
Occupancy for the proposed development. A temporary Certificate of Occupancy may be
obtained by providing surety to the City in the form of a letter of credit or cash in the
amount of 110% of the cost of the required improvements (including paving, striping,
landscaping, and irrigation). A bid must accompany any request for temporary
occupancy. Any temporary occupancy will not exceed 60 days to complete the required
improvements.
9. This conditional use permit shall be valid for a maximum period of 18 months. If
construction has not begun within this timeframe, a new conditional use permit must be
obtained prior to the start of development.
10. As part of a conditional use permit, the City of Meridian may impose additional
restrictions/conditions.
C. Adopt the Recommendations of the Meridian Fire Department as follows:
1. That a fire-flow of 1,500 gallons per minute be available to service the project
with a fire hydrant within 250’ of the parking stall for given unit. 1994 UFC Table III A
& B
2. Premises Identification. All numbers or addresses shall be 6” high and placed on
the front of the building in such a manner to be clearly visible from the street. The
numbers shall contrast with their background. UFC 901.4.4
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR PALMER
TRI-PLEX BY TROY PALMER – CUP-03-038 - Page 4
3. All downstairs units shall be identified with the first digit in the unit identifier of
1 and all upstairs units shall be identified with the first digit in the unit identifier of 2.
UFC 901.4.4